131 Laburnum Ln #29 · Fountain Valley, CA 92708

$189,900

4 bd · 2.0 ba · 1,392 sqft · Manufactured · 67 Days on market

Built 1972 Good condition Est $188k · at est.

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.0/15.0
• Schools +6.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Remodeled manufactured home in Fountain Valley Estates offering over 1,392 square feet of comfortable living space, high ceilings, and a bright, open layout. This home features an updated kitchen with a center island, modern finishes, generous storage, new flooring, new windows, and refreshed vanities throughout. The floor plan includes a permitted 4th bedroom and 2 full bathrooms, providing flexible space for everyday living, guests, or a home office. Seller is offering a $3,000 buyer closing cost credit. Community amenities include a pool, clubhouse, entertainment area, and guest parking. Conveniently located near shopping, dining, and freeway access. Move-in ready with updated features,

Key facts

• Refreshed vanities
• New flooring
• Updated kitchen

Tags

• REMODELED HOME
• UPDATED KITCHEN
• CENTER ISLAND
• NEW FLOORING
• NEW WINDOWS
• REFRESHED VANITIES

Property features AI

Finance

• Other: Manager approval required for residency; Pets allowed with restrictions (size, breed, number limits)
• Financial info: Land lease of $2,700 monthly (seller provided; land lease applies)
• HOA & community: Community features include curbs, sidewalks, and a dog park; Park name: Fountain Valley Estates; Rent/includes: Pool (land lease community)

Exterior

• Parking: 2 covered carport spaces; 2 garage spaces (total 4 parking spaces)
• Security: 2+ access exits
• Utilities: Standard electric; Natural gas connected; Public/district water; Public sewer
• Home design: Single-story home; One-level entry; Turnkey condition; Mobile home (mobile remains); 58 ft by 12 ft
• Construction: Drywall walls; Composition and metal roof; Pillar/post/pier foundation; Built and year info provided by seller
• Exterior features: Open patio with awning; In-ground community pool; Skirted with synthetic, vinyl, wood siding

Interior

• Kitchen: Kitchen open to family room; Quartz counters; Microwave; Gas oven
• Bedrooms: Primary bedroom; All bedrooms on main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms with bathtub and shower
• Heating & cooling: Central furnace (heating)
• Interior features: Quartz counters; High (9+ ft) ceilings; Ceiling fan; Recessed lighting; Open floor plan; Sliding glass doors; Carbon monoxide and smoke detectors; Front entry
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.8% vs local median 2.0% in Fountain Valley — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#403 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime B; Watch: commute F, cost of living F, health & safety F.
• Huntington Beach Union High (suburban): math 65% / reading 82% proficiency, ranked #39 of 517 in CA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Fountain Valley High (math 80% / reading 94%, grade A, #21 of 1,170 statewide, top 2%, 3,180 students, 49% FRL).
• Zoned-school proficiency averages 87% at this address vs 74% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Huntington Beach Union High average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.1%/yr); 57 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $4,563/mo this rent would consume 48% of the median local household income ($115k/yr) (locally 1924% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.40% ✓
• Cap rate: 20.78%
• Cash-on-cash: 51.74%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $187,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Sumac Ln	0.03mi	4/2.0	1,419 (+2%)	11mo	$176,000	$124	86
201 Road Runner	0.10mi	3/2.0 (-1)	1,344 (-3%)	3mo	$87,000	$65	82
203 Parrot Ln	0.11mi	3/2.0 (-1)	1,440 (+3%)	8mo	$170,000	$118	77
310 Magpie	0.24mi	3/2.0 (-1)	1,440 (+3%)	2mo	$195,000	$135	76
209 Road Runner	0.10mi	3/2.0 (-1)	1,512 (+9%)	2mo	$165,000	$109	74
138 Sumac	0.04mi	4/2.0	1,566 (+12%)	6mo	$225,000	$144	72
108 Pigeon Ln	0.13mi	3/2.0 (-1)	1,512 (+9%)	5mo	$170,000	$112	70
130 Sumac Ln	0.02mi	3/2.0 (-1)	1,240 (-11%)	9mo	$148,000	$119	68
411 Gold Finch Ln	0.28mi	3/2.0 (-1)	1,506 (+8%)	1mo	$240,000	$159	68
105 Crow Ln	0.07mi	3/2.0 (-1)	1,566 (+12%)	9mo	$212,000	$135	64
302 Magpie Ln	0.24mi	3/2.0 (-1)	1,520 (+9%)	14mo	$265,000	$174	57
907 Ironwood	0.40mi	3/2.0 (-1)	1,200 (-14%)	2mo	$235,000	$196	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 49.8%
• Equity multiple: 3.18×
• Total profit: $115,862
• Equity at exit: $28,315

10-year hold

• IRR: 55.3%
• Equity multiple: 6.48×
• Total profit: $291,455
• Equity at exit: $16,419

Cash invested: $53,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92708

• Rents YoY: 3.1%
• Active inventory: 57
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $4,563 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$958
• Net cashflow: $2,293

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 45%

Sensitivity live

Price	-10% $2,424	-5% $2,358	+0% $2,293	+5% $2,227	+10% $2,161
Rent	-10% $1,932	-5% $2,112	+0% $2,293	+5% $2,473	+10% $2,653
Rate	-1.0pp $2,388	-0.5pp $2,341	base $2,293	+0.5pp $2,243	+1.0pp $2,193

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18131 S 3rd St Fountain Valley, CA	3.0	2.0	1254	$5,000	$3.99	1d	1	0.25mi
9595 Toucan Ave Fountain Valley, CA	3.0	2.5	1548	$4,200	$2.71	17d	1	0.29mi
9213 El Tango Cir Fountain Valley, CA	3.0	3.0	1670	$4,800	$2.87	1d	1	0.32mi
18236 Sanmian Ct Fountain Valley, CA	3.0	3.0	1690	$4,100	$2.43	22d	1	0.47mi
9704 Lark Cir Fountain Valley, CA	4.0	2.5	1528	$4,600	$3.01	22d	1	0.48mi
8579 Volga River Cir Fountain Valley, CA	3.0	2.0	1425	$3,500	$2.46	24d	1	0.74mi
18091 Newland St Huntington Beach, CA	4.0	2.0	1200	$5,950	$4.96	1d	1	0.84mi
18341 Gum Tree Ln Huntington Beach, CA	3.0	2.5	1658	$4,500	$2.71	3d	1	0.93mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	15d	1	1.00mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	17d	1	1.00mi
18229 Olympic Ct Fountain Valley, CA	3.0	2.0	1144	$4,300	$3.76	1d	1	1.01mi
9021 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1818	$5,750	$3.16	1d	1	1.05mi
9022 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1868	$4,995	$2.67	25d	1	1.08mi
17025 Buttonwood St Fountain Valley, CA	3.0	2.0	1805	$4,999	$2.77	11d	1	1.19mi
19343 McLaren Ln Huntington Beach, CA	3.0	2.0	1654	$4,000	$2.42	24d	1	1.23mi
17570 Van Buren Ln Huntington Beach, CA	3.0	2.5	1269	$3,950	$3.11	1d	1	1.26mi
8072 Constantine Dr Unit A Huntington Beach, CA	3.0	2.0	1200	$3,295	$2.75	15d	1	1.42mi
9111 Warfield Dr Huntington Beach, CA	4.0	2.5	1812	$5,500	$3.04	24d	1	1.42mi
7882 Orchid Dr Huntington Beach, CA	3.0	2.5	1868	$4,995	$2.67	10d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $189,900 Active 67 DOM
2. 2026-06-17
   price $189,900 Active 66 DOM
3. 2026-06-17
   days on market $185,000 Active 66 DOM
4. 2026-06-16
   days on market $185,000 Active 65 DOM
5. 2026-06-16
   price $185,000 Active 64 DOM
6. 2026-06-15
   days on market $189,900 Active 64 DOM
7. 2026-06-13
   days on market $189,900 Active 62 DOM
8. 2026-06-13
   days on market $189,900 Active 61 DOM
9. 2026-06-09
   days on market $189,900 Active 58 DOM
10. 2026-06-08
    days on market $189,900 Active 57 DOM
11. 2026-06-07
    days on market $189,900 Active 56 DOM
12. 2026-06-04
    days on market $189,900 Active 53 DOM
13. 2026-06-03
    days on market $189,900 Active 52 DOM
14. 2026-06-02
    days on market $189,900 Active 51 DOM
15. 2026-06-01
    days on market $189,900 Active 50 DOM
16. 2026-05-31
    days on market $189,900 Active 49 DOM
17. 2026-04-12
    listed $189,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥86°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,758
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$4,381
• − Management: −$4,381
• − Depreciation: −$5,524
• Taxable income: $26,037
• Est. tax owed @ 24.0%: −$6,249
• After-tax cash flow: $21,262/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This remodeled manufactured home in Fountain Valley Estates is move-in ready with updated features and a bright, open layout. It offers a good condition score and is well-maintained, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value.
• Both Addition of smart home features — Improves convenience and appeal to potential buyers/renters.
• Both Update lighting fixtures — Enhances the home's ambiance and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value. ↑
• Both Addition of smart home features — Improves convenience and appeal to potential buyers/renters. ↑
• Both Update lighting fixtures — Enhances the home's ambiance and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Huntington Beach Union High
• NCES district ID: 0618060
• Math proficiency: 65% ▲ 17.00%
• Reading proficiency: 82% ▲ 8.00%
• Median HH income: $78,159
• Composite: 64.9/100
• National rank: #511
• State rank: #39 of 517 in CA

Livability — Fountain Valley

• Score: 64/100
• State rank: #403
• US rank: #13744

Category grades

Amenities C Commute F Cost of living F Crime B Employment A+ Housing C+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountain Valley, CA
• County: Orange County · 3,096,323 people
• City population: 56,258
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 56,258
• Household income: $115,237
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1924.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 3,477,456 people
• By 2030: 3,613,117 · +3.9%
• By 2040: 3,835,945 · +10.3%
• By 2050: 3,968,736 · +14.1%
• By 2075: 4,097,053 · +17.8%
• By 2100: 3,903,633 · +12.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 38% Asian 37% Hispanic / Latino 17% Two or more races 13% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 32% · Vietnam, Canada, China
• Languages at home: 54% English-only · Vietnamese 22% Spanish 10% Arabic 4%

Political lean MEDSL · Orange

• 2024 margin: Toss-up / Even · D 49.7% · R 47.1% · Other 3.2%
• 2008→2024 swing: +5.2pp toward D · 2008: -2.6pp · 2024: 2.6pp
• All cycles: 2024: D+2.6 2020: D+9.0 2016: D+7.7 2012: R+8.3 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -928.61%
• Current HPI: 462.4337
• Rent YoY: ▲ 3.12%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

1 event — show timeline

• 2026-04-12 Listed $189,900 CRMLS