10800 Dale Ave SPC 127 · Stanton, CA 90680

$230,000

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 48 Days on market

Built 1991 19 ac lot Est $303k · 24% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Opportunity! Mobile Home Park located in Stanton, California with Award winning schools and parks nearby, close to freeways and shopping. Come make this home your own spacious lot & carport for plenty of room for all.

Key facts

• 18.65 acre lot
• Community pool
• Built 1991

Property features AI

Finance

• Other: Lot described as 0-1 unit/acre (assessor's data)
• HOA & community: Land lease community (land lease amount $1,850)

Exterior

• Parking: Located in Katella Mobile Home Estates
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile/manufactured home; Mobile home remains on property; Mobile dimensions approximately 28 ft by 56 ft
• Construction: Year built per public records
• Exterior features: Community pool; Sidewalks in the neighborhood

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: One-level home; Entry at ground level
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 2.5% in Stanton — 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 63/100 on livability (#468 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools C-, amenities D, health & safety D.
• Magnolia Elementary (urban): math 25% / reading 25% proficiency, ranked #397 of 517 in CA (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 48 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $3,985/mo this rent would consume 56% of the median local household income ($86k/yr) (locally 1745% 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 $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 + 2.3% rent growth), your $64k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($223k) 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 $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.73% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.04%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $302,624
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10800 Dale Ave #125	0.00mi	3/2.0 (-1)	1,440 (-8%)	11mo	$222,500	$155	72
10800 Dale Ave #412	0.00mi	4/2.0	1,344 (-14%)	11mo	$260,000	$193	67
8681 Katella Ave #898	0.18mi	3/2.0 (-1)	1,440 (-8%)	9mo	$230,000	$160	66
8681 Katella Ave #865	0.18mi	3/2.0 (-1)	1,440 (-8%)	20mo	$285,000	$198	56

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 1.92×
• Total profit: $59,372
• Equity at exit: $34,294

10-year hold

• IRR: 30.2%
• Equity multiple: 3.62×
• Total profit: $168,942
• Equity at exit: $19,886

Cash invested: $64,400 (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 90680

• Rents YoY: 2.3%
• Active inventory: 48
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,985 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$837
• Net cashflow: $1,558

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,717	-5% $1,638	+0% $1,558	+5% $1,479	+10% $1,399
Rent	-10% $1,244	-5% $1,401	+0% $1,558	+5% $1,716	+10% $1,873
Rate	-1.0pp $1,674	-0.5pp $1,617	base $1,558	+0.5pp $1,499	+1.0pp $1,438

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8853 Stardust Ln Anaheim, CA	3.0	1.5	1126	$3,875	$3.44	3d	1	0.43mi
9014 Stacie Ln #28 Anaheim, CA	3.0	2.0	1347	$3,095	$2.30	1d	1	0.50mi
7765 Beechwood Way Stanton, CA	3.0	1.5	1232	$3,750	$3.04	1d	1	0.80mi
9313 Marchand Ave Garden Grove, CA	3.0	3.0	1200	$4,500	$3.75	5d	1	1.01mi
10321 Courtright Rd Stanton, CA	3.0	2.0	1202	$3,700	$3.08	22d	1	1.04mi
10910 Scottsbluff Dr Stanton, CA	4.0	3.5	1924	$4,350	$2.26	1d	1	1.05mi
11893 Macduff St Garden Grove, CA	3.0	2.0	1200	$3,100	$2.58	25d	1	1.07mi
10361 Iona Way Stanton, CA	3.0	1.5	1149	$3,500	$3.05	1d	1	1.09mi
10250 Masterson Ave Stanton, CA	3.0	2.0	1590	$3,750	$2.36	1d	1	1.10mi
2551 W Rome Ave Anaheim, CA	3.0	1.5	1130	$3,850	$3.41	6d	1	1.24mi
12101 Dale Ave #80 Stanton, CA	3.0	2.0	1493	$1,500	$1.00	7d	1	1.26mi
629 S Vicki Ln Anaheim, CA	5.0	2.0	2139	$4,995	$2.34	1d	1	1.28mi
10070 Gilbert St Anaheim, CA	3.0	2.0	1250	$3,095	$2.48	1d	1	1.28mi
3208 W Ravenswood Dr Anaheim, CA	3.0	2.0	1636	$4,000	$2.44	13d	1	1.31mi
33 Bigsby Dr Stanton, CA	3.0	3.5	1625	$3,950	$2.43	44d	1	1.45mi
35 Bigsby Dr Stanton, CA	3.0	3.0	1355	$4,000	$2.95	25d	1	1.45mi
3 Bigsby Dr Stanton, CA	3.0	3.0	1355	$3,950	$2.92	17d	1	1.45mi
31909 Saint Joseph Ln Stanton, CA	4.0	3.5	1825	$4,950	$2.71	1d	1	1.45mi
31907 Saint Joseph Ln Stanton, CA	4.0	3.5	1800	$4,950	$2.75	1d	1	1.45mi
31911 Saint Joseph Ln Stanton, CA	4.0	3.5	1825	$4,950	$2.71	1d	1	1.45mi
12312 Louise St Garden Grove, CA	3.0	2.0	1300	$3,500	$2.69	25d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $230,000 Active 48 DOM
2. 2026-06-17
   price $230,000 Active 47 DOM
3. 2026-06-17
   days on market $245,000 Active 47 DOM
4. 2026-06-16
   days on market $245,000 Active 46 DOM
5. 2026-06-15
   days on market $245,000 Active 45 DOM
6. 2026-06-13
   days on market $245,000 Active 43 DOM
7. 2026-06-13
   days on market $245,000 Active 42 DOM
8. 2026-06-09
   days on market $245,000 Active 39 DOM
9. 2026-06-08
   days on market $245,000 Active 38 DOM
10. 2026-06-07
    days on market $245,000 Active 37 DOM
11. 2026-06-04
    days on market $245,000 Active 34 DOM
12. 2026-06-03
    days on market $245,000 Active 33 DOM
13. 2026-06-02
    days on market $245,000 Active 32 DOM
14. 2026-06-01
    days on market $245,000 Active 31 DOM
15. 2026-05-31
    days on market $245,000 Active 30 DOM
16. 2026-05-01
    listed $245,000 Active
17. 2026-04-27
    historical $245,000

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥89°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,815
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,825
• − Management: −$3,825
• − Depreciation: −$6,691
• Taxable income: $15,990
• Est. tax owed @ 24.0%: −$3,838
• After-tax cash flow: $14,862/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: Magnolia Elementary
• NCES district ID: 0623430
• Math proficiency: 25% ▼ -21.00%
• Reading proficiency: 25% ▼ -29.00%
• Median HH income: $50,320
• Composite: 22.09/100
• National rank: #8181
• State rank: #397 of 517 in CA

Livability — Stanton

• Score: 63/100
• State rank: #468
• US rank: #15945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, CA
• County: Orange County · 3,096,323 people
• City population: 31,991
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 31,991
• Household income: $85,592
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 1745.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 50% Asian 27% White 17% Two or more races 12% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Italian 1% Iranian 0%
• Foreign-born: 42% · Canada, Vietnam, South Korea
• Languages at home: 35% English-only · Spanish 39% Vietnamese 17% Tagalog/Filipino 2%

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: ▼ -529.54%
• Current HPI: 447.9557
• Rent YoY: ▲ 2.33%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-01 Listed $245,000 CRMLS
• 2026-04-27 Coming Soon $245,000 CRMLS

Property tax history

-21.3%/yr

Latest (2025): $4 · +2.2% YoY. Source: county tax records.