12152 Trask #57 · Garden Grove, CA 92843

$239,499

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 79 Days on market

Built 1995 7.70 ac lot $200/sqft · 41% above area Est $170k · 41% over ↓ 4% since listing

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Why this score? — see what drove the C 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-kept 3 bedroom, 2 bathroom (PLUS a bonus office) manufactured home in Garden Grove offering a comfortable and functional layout. The home features a bright living area, a practical kitchen, and good natural light throughout. The primary bedroom includes a private bathroom, and the additional bedrooms provide flexible space for family, guests, or a home office. Conveniently located near shopping, restaurants, schools, and major freeways, making everyday living easy and accessible. Great opportunity to own an affordable home in Orange County.

Key facts

• 7.7 acre lot
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $225k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 1.8% in Garden Grove — 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 66/100 on livability (#343 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A; Watch: schools C-, amenities D+, cost of living F.
• Garden Grove Unified (suburban): math 38% / reading 65% proficiency, ranked #132 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 30 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 45% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 + 3.0% rent growth), your $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,129 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.09%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $170,000
• List price: $239,499
• Delta: 40.88%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13096 Blackbird St #167	0.45mi	3/2.0	1,185 (-1%)	16mo	$178,200	$150	64
230 Green Dr	0.67mi	3/2.0	1,248 (+4%)	4mo	$170,000	$136	59
3424 W Washington Ave #539	0.67mi	3/2.0	1,104 (-8%)	1mo	$139,000	$126	55
13096 Blackbird #82	0.50mi	4/2.0 (+1)	1,100 (-8%)	4mo	$270,000	$245	55
1300 Clinton St #27	0.74mi	3/2.0	1,104 (-8%)	21mo	$195,000	$177	35
511 Willow Dr	0.68mi	3/2.0	1,062 (-12%)	18mo	$142,600	$134	35
12861 West St #153	0.75mi	3/2.0	1,368 (+14%)	15mo	$172,000	$126	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-79
• Equity at exit: $35,710

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $50,143
• Equity at exit: $20,707

Cash invested: $67,060 (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 92843

• Active inventory: 30
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,021 high
• Mortgage (P&I): −$1,256
• Tax est. 1.5%: −$299 /mo · $3,592/yr
• Insurance: −$100
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $606

Break-even live

Break-even rent $2,254

Max offer price $239,499

Occupancy floor 75%

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12562 Cardinal Ave Unit B Garden Grove, CA	3.0	1.0	1100	$2,800	$2.55	43d	1	0.38mi
3630 Westminster Ave Santa Ana, CA	2.0	2.0	997	$2,758	$2.77	43d	1	0.50mi
11655 Trask Ave Unit 6 Garden Grove, CA	2.0	2.0	950	$2,800	$2.95	43d	1	0.53mi
11655 Trask Ave Unit 3 Garden Grove, CA	2.0	2.0	950	$2,750	$2.89	43d	1	0.53mi
1500 N Harbor Blvd Santa Ana, CA	1.0–2.0	1.0–2.0	780	$2,575	$3.30	15d	1	0.62mi
1314 N Harbor Blvd Santa Ana, CA	2.0	2.0	884	$2,742	$3.10	13d	4	0.67mi
12777 Garden Grove Blvd Garden Grove, CA	1.0–2.0	1.0–2.0	731	$2,470	$3.38	7d	3	0.73mi
12842 Palm St #6 Garden Grove, CA	2.0	1.0	864	$2,400	$2.78	24d	1	0.74mi
11782 Garden Grove Blvd Unit C Garden Grove, CA	2.0	2.0	850	$2,550	$3.00	43d	1	0.79mi
13032 Newhope St Unit B Garden Grove, CA	2.0	2.0	850	$2,400	$2.82	43d	1	0.86mi
13100 Garden Grove Blvd Garden Grove, CA	2.0	2.0	902	$2,700	$2.99	43d	1	0.90mi
12611 Sungrove Cir Garden Grove, CA	3.0	2.0	1258	$3,350	$2.66	22d	1	1.08mi
1610 N King St Santa Ana, CA	1.0–2.0	1.0–2.0	808	$2,400	$2.97	43d	1	1.12mi
12602 Citruswood Ave Garden Grove, CA	3.0	2.0	1000	$6,000	$6.00	1d	1	1.14mi
2111 W 17th St Santa Ana, CA	1.0–2.0	1.0–2.0	756	$2,880	$3.81	12d	8	1.15mi
13884 Euclid St Unit F08 Garden Grove, CA	2.0	1.5	900	$2,895	$3.22	24d	1	1.20mi
13884 Euclid St Unit D07 Garden Grove, CA	3.0	1.5	1060	$3,300	$3.11	2d	1	1.20mi
13884 Euclid St Apt C12 Garden Grove, CA	3.0	1.5	1060	$3,335	$3.15	24d	1	1.20mi
13772 Euclid St Unit 3 Garden Grove, CA	2.0	2.5	1200	$2,800	$2.33	43d	1	1.20mi
13884 Euclid St Garden Grove, CA	2.0–3.0	1.5	980	$3,300	$3.37	2d	4	1.20mi
4109 W 5th St Unit C3 Santa Ana, CA	2.0	2.0	921	$2,900	$3.15	43d	1	1.23mi
4109 W 5th St Unit C3 Santa Ana, CA	2.0	2.0	921	$2,500	$2.71	22d	1	1.23mi
13418 Lynne Dr Garden Grove, CA	2.0	1.0	744	$3,195	$4.29	24d	1	1.27mi
4201 W 5th St Santa Ana, CA	2.0	1.0	921	$2,800	$3.04	7d	1	1.27mi
3900 W 5th St Santa Ana, CA	1.0–2.0	1.0–2.0	780	$2,175	$2.79	13d	1	1.29mi
3200 W 5th St Santa Ana, CA	1.0–2.0	1.0–2.0	769	$2,795	$3.63	2d	9	1.33mi
11791 Comstock Rd Garden Grove, CA	3.0	2.0	1155	$3,950	$3.42	19d	1	1.33mi
13061 Lampson Ave Garden Grove, CA	1.0–2.0	1.0–1.5	847	$2,550	$3.01	10d	2	1.34mi
12575 9th St Garden Grove, CA	2.0	2.0	925	$2,802	$3.03	2d	1	1.35mi
12681 Lewis St Garden Grove, CA	2.0	1.0–2.0	775	$2,722	$3.51	1d	1	1.42mi
13388 Taft St #8 Garden Grove, CA	3.0	2.5	1239	$3,200	$2.58	19d	1	1.43mi
13388 Taft St Garden Grove, CA	3.0	2.5	1239	$3,200	$2.58	24d	1	1.43mi
12621 Lewis St Garden Grove, CA	2.0	2.0	960	$2,600	$2.71	7d	1	1.43mi
12291 Hampton Ave Garden Grove, CA	3.0	2.0	1146	$4,950	$4.32	13d	1	1.44mi
3825 W Garden Grove Blvd Orange, CA	1.0–3.0	1.0–2.5	1112	$2,845	$2.56	2d	3	1.47mi
13357 Taft St Unit ADU Garden Grove, CA	2.0	2.0	1050	$3,400	$3.24	43d	1	1.48mi
12162 Jentges Ave Garden Grove, CA	2.0	1.0	908	$2,620	$2.89	12d	2	1.50mi

Listing history 4 events

1. 2026-06-01
   days on market $239,499 Active 79 DOM
2. 2026-05-31
   days on market $239,499 Active 78 DOM
3. 2026-05-06
   price $239,499 553-char remark

   Show marketing remark (553 chars)

   Well-kept 3 bedroom, 2 bathroom (PLUS a bonus office) manufactured home in Garden Grove offering a comfortable and functional layout. The home features a bright living area, a practical kitchen, and good natural light throughout. The primary bedroom includes a private bathroom, and the additional bedrooms provide flexible space for family, guests, or a home office. Conveniently located near shopping, restaurants, schools, and major freeways, making everyday living easy and accessible. Great opportunity to own an affordable home in Orange County.

4. 2026-03-14
   listed $249,500 Active 553-char remark

   Show marketing remark (553 chars)

   Well-kept 3 bedroom, 2 bathroom (PLUS a bonus office) manufactured home in Garden Grove offering a comfortable and functional layout. The home features a bright living area, a practical kitchen, and good natural light throughout. The primary bedroom includes a private bathroom, and the additional bedrooms provide flexible space for family, guests, or a home office. Conveniently located near shopping, restaurants, schools, and major freeways, making everyday living easy and accessible. Great opportunity to own an affordable home in Orange County.

ⓘ 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 3/10 Moderate FEMA zone A · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,251
• − Mortgage interest: −$13,416
• − Property taxes: −$3,592
• − Insurance: −$2,700
• − Repairs & maintenance: −$2,900
• − Management: −$2,900
• − Depreciation: −$6,967
• Taxable income: $3,775
• Est. tax owed @ 24.0%: −$906
• After-tax cash flow: $6,368/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.

Schools (NCES district)

• District: Garden Grove Unified
• NCES district ID: 0614880
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 65% ▲ 4.00%
• Median HH income: $60,089
• Composite: 44.89/100
• National rank: #2715
• State rank: #132 of 517 in CA

Livability — Garden Grove

• Score: 66/100
• State rank: #343
• US rank: #11727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garden Grove, CA
• County: Orange County · 3,096,323 people
• City population: 157,355
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 46,414
• Household income: $81,446
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1814.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 46% Asian 44% Two or more races 15% White 7% Native American 2%
• Hispanic origin (detail): Mexican 42%
• Foreign-born: 53% · Vietnam, Canada, South Korea
• Languages at home: 20% English-only · Spanish 39% Vietnamese 36% Korean 1%

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: ▼ -826.28%
• Current HPI: 496.9803
• Rent YoY: —
• 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

-4.0% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $239,499 CRMLS
• 2026-03-14 Listed $249,500 CRMLS

Property tax history

-4.9%/yr

Latest (2025): $102 · +0.5% YoY. Source: county tax records.