9080 Bloomfield · Cypress, CA 90630

$125,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 41 Days on market

Built 1972 30 ac lot Est $190k · 34% under

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Why this score? — see what drove the A- 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
• Schools +6.2/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

complete remodel!!! 2 bedroom 2 bath with private back patio. All-ages community, playground, swimming pool, basketball court. NEW everything inside the home!!!

Key facts

• Swimming pool
• Private back patio
• Basketball court

Tags

• PRIVATE BACK PATIO
• SWIMMING POOL
• BASKETBALL COURT
• NEW EVERYTHING INSIDE

Property features AI

Finance

• Other: Manager approval required for tenancy; Pets: contact manager
• Financial info: Monthly land lease of $2,600
• HOA & community: Suburban community; Park-managed land lease

Exterior

• Parking: Located in Lincoln Center park
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (24' x 52'); Mobile home remains on site; Estimated year built
• Construction: Mobile/manufactured construction
• Exterior features: Community pool; Level lot with street access

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Entry at street level
• Laundry & utility: Washer/dryer located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

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 ($3k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 2.1% in Cypress — 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 74/100 on livability (#141 in CA, #4,900 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, commute A; Watch: health & safety D, cost of living F.
• Cypress Elementary (suburban): math 67% / reading 69% proficiency, ranked #117 of 1,400 in CA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 74 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 + 1.7% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.50% ✓
• Cap rate: 21.72%
• Cash-on-cash: 55.11%
• DSCR: 3.45
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $189,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9080 Bloomfield Ave #209	0.13mi	3/2.0 (+1)	1,248 (0%)	3mo	$129,000	$103	87
9080 Bloomfield Ave #230	0.13mi	3/2.0 (+1)	1,272 (+2%)	1mo	$159,900	$126	84
9080 Bloomfield Ave #193	0.13mi	3/2.0 (+1)	1,248 (0%)	10mo	$165,000	$132	81
9080 Bloomfield Ave #122	0.13mi	3/2.0 (+1)	1,248 (0%)	10mo	$168,000	$135	81
22221 Bloomfield Ave #47	0.24mi	2/2.0	1,344 (+8%)	1mo	$275,000	$205	76
22221 Bloomfield #11	0.24mi	2/2.0	1,344 (+8%)	3mo	$200,000	$149	74
9080 Bloomfield Ave #213	0.13mi	3/2.0 (+1)	1,170 (-6%)	12mo	$185,000	$158	68
9080 Bloomfield Ave #77	0.15mi	3/2.0 (+1)	1,100 (-12%)	4mo	$168,000	$153	65
9080 Bloomfield Ave #237	0.13mi	3/2.0 (+1)	1,408 (+13%)	4mo	$130,000	$92	64
9080 Bloomfield Ave #272	0.13mi	3/2.0 (+1)	1,122 (-10%)	11mo	$185,000	$165	63
22221 S Bloomfield Ave #16	0.29mi	2/2.0	1,080 (-14%)	3mo	$180,000	$167	62
9080 Bloomfield Ave #192	0.02mi	3/2.0 (+1)	1,434 (+15%)	11mo	$218,000	$152	60

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 · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 51.9%
• Equity multiple: 3.23×
• Total profit: $78,094
• Equity at exit: $18,638

10-year hold

• IRR: 56.7%
• Equity multiple: 6.25×
• Total profit: $183,748
• Equity at exit: $10,808

Cash invested: $35,000 (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 90630

• Rents YoY: 1.7%
• Active inventory: 74
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $3,128 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $1,607

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,694	-5% $1,651	+0% $1,607	+5% $1,564	+10% $1,521
Rent	-10% $1,360	-5% $1,484	+0% $1,607	+5% $1,731	+10% $1,854
Rate	-1.0pp $1,670	-0.5pp $1,639	base $1,607	+0.5pp $1,575	+1.0pp $1,542

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 Casa Grande Cir Cypress, CA	1.0–2.0	1.0–1.5	811	$2,844	$3.51	0d	6	0.32mi
4550 Lincoln Ave Cypress, CA	1.0–2.0	1.0–2.0	860	$3,225	$3.75	0d	3	0.45mi
12750 Centralia St Lakewood, CA	2.0	1.0–1.5	1056	$3,350	$3.17	5d	2	0.45mi
12750 Centralia St #43 Lakewood, CA	2.0	1.5	1056	$3,500	$3.31	18d	1	0.48mi
8381 E Blithedale St Long Beach, CA	3.0	2.0	1314	$3,600	$2.74	3d	1	0.51mi
22003 Belshire Ave #9 Hawaiian Gardens, CA	2.0	2.0	1140	$2,900	$2.54	45d	1	0.55mi
8120 E Turbo St Long Beach, CA	3.0	1.5	1120	$3,900	$3.48	45d	1	0.76mi
9802 Bloomfield Ave Cypress, CA	1.0	1.0	770	$2,490	$3.23	0d	2	0.76mi
4801 Merten Ave Cypress, CA	3.0	2.0	1500	$3,875	$2.58	0d	1	0.76mi
4812 Grace Ave Unit C Cypress, CA	2.0	2.0	900	$2,395	$2.66	14d	1	0.85mi
12100 226th St Hawaiian Gardens, CA	2.0	1.0	757	$2,195	$2.90	0d	1	0.85mi
21526 Juan Ave Hawaiian Gardens, CA	2.0	2.0	1200	$3,000	$2.50	25d	1	0.86mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	3d	1	0.86mi
8561 Belmont St Unit 7 Cypress, CA	3.0	2.0	1320	$4,145	$3.14	11d	1	0.88mi
8561 Belmont St Unit 6 Cypress, CA	3.0	2.5	1265	$3,695	$2.92	0d	1	0.88mi
12050 226th St Hawaiian Gardens, CA	3.0	2.0	1063	$3,100	$2.92	45d	1	0.95mi
12610 Vandemere St Lakewood, CA	3.0	2.0	1056	$8,250	$7.81	0d	1	0.96mi
12350 Del Amo Blvd Lakewood, CA	1.0–3.0	1.0–2.0	866	$2,616	$3.02	0d	26	1.13mi
20743 Elaine Ave Lakewood, CA	2.0	1.0	740	$2,650	$3.58	8d	1	1.18mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	8d	1	1.18mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	25d	1	1.18mi
21525 Pioneer Blvd Lakewood, CA	2.0	2.0	910	$2,595	$2.85	45d	1	1.25mi
20726 Seine Ave Lakewood, CA	3.0	2.0	1354	$3,400	$2.51	22d	1	1.28mi
4002 Bryant Ct Cypress, CA	3.0	1.5	1046	$3,400	$3.25	23d	1	1.30mi
5422 Bishop St Cypress, CA	2.0	1.0	800	$2,750	$3.44	0d	1	1.33mi
20810 Arline Ave Apt 14 Lakewood, CA	2.0	1.5	896	$2,495	$2.78	45d	1	1.34mi
5477 Twin Lakes Dr Cypress, CA	2.0	1.0	1156	$2,495	$2.16	2d	1	1.34mi
5475 Villa Way #34 Cypress, CA	3.0	2.5	1374	$3,600	$2.62	4d	1	1.36mi
8626 Watson St Unit 8644 Cypress, CA	2.0	1.0	900	$2,450	$2.72	0d	1	1.37mi
8626 Watson St Unit 8650-E Cypress, CA	2.0	1.0	900	$2,350	$2.61	11d	1	1.37mi
10002 Saint Stephen Cir Cypress, CA	3.0	1.5	1205	$3,700	$3.07	18d	1	1.38mi
8791 Walker St Cypress, CA	1.0–2.0	1.0	830	$2,535	$3.05	0d	8	1.40mi
11754 Walcroft St Lakewood, CA	3.0	2.0	1050	$3,200	$3.05	45d	1	1.42mi
3190 Claremore Ave Long Beach, CA	1.0	1.0	850	$2,050	$2.41	6d	1	1.43mi
11555 216th St Lakewood, CA	1.0	1.0	630	$2,315	$3.67	8d	2	1.50mi

Listing history 39 events

1. 2026-06-21
   days on market $125,000 Active 41 DOM
2. 2026-06-18
   days on market $125,000 Active 38 DOM
3. 2026-06-17
   price $125,000 Active 37 DOM
4. 2026-06-17
   days on market $130,000 Active 37 DOM
5. 2026-06-16
   days on market $130,000 Active 36 DOM
6. 2026-06-15
   days on market $130,000 Active 35 DOM
7. 2026-06-13
   days on market $130,000 Active 33 DOM
8. 2026-06-13
   days on market $130,000 Active 32 DOM
9. 2026-06-09
   days on market $130,000 Active 29 DOM
10. 2026-06-08
    days on market $130,000 Active 28 DOM
11. 2026-06-07
    days on market $130,000 Active 27 DOM
12. 2026-06-04
    days on market $130,000 Active 24 DOM
13. 2026-06-03
    days on market $130,000 Active 23 DOM
14. 2026-06-02
    days on market $130,000 Active 22 DOM
15. 2026-06-01
    days on market $130,000 Active 21 DOM
16. 2026-05-31
    days on market $130,000 Active 20 DOM
17. 2026-05-15
    price $130,000
18. 2026-05-11
    listed $135,000 Active
19. 2026-05-05
    historical
20. 2026-04-21
    status Active
21. 2026-04-02
    status Pending Sale
22. 2026-03-30
    historical
23. 2026-03-23
    price $135,000
24. 2026-03-19
    listed $185,000 Active
25. 2026-03-18
    historical
26. 2026-03-07
    listed $149,000 Active
27. 2024-09-17
    soldstatus $180,000 Closed Sale
28. 2024-08-12
    status Pending Sale
29. 2024-08-02
    listed $165,000 Active
30. 2024-07-22
    historical $165,000
31. 2022-01-31
    historical
32. 2021-10-25
    listed $120,000 Active
33. 2020-01-13
    soldstatus $58,000 Closed Sale
34. 2019-12-22
    historical Active Under Contract
35. 2019-11-29
    listed $64,995 Active
36. 2009-08-13
    historical
37. 2009-07-08
    price $64,900
38. 2009-01-15
    price $79,000
39. 2008-03-10
    listed $85,000

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

Taxation est. · year 1

• Rental income: $37,537
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$3,003
• − Management: −$3,003
• − Depreciation: −$3,636
• Taxable income: $18,393
• Est. tax owed @ 24.0%: −$4,414
• After-tax cash flow: $14,874/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: Cypress Elementary
• NCES district ID: 0610440
• Math proficiency: 67% ▲ 1.00%
• Reading proficiency: 69% ▲ 1.00%
• Median HH income: $83,769
• Composite: 62.21/100
• National rank: #1446
• State rank: #117 of 1400 in CA

Livability — Cypress

• Score: 74/100
• State rank: #141
• US rank: #4900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cypress, CA
• County: Orange County · 3,096,323 people
• City population: 49,318
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 49,318
• Household income: $130,154
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1431.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Asian 37% White 31% Hispanic / Latino 22% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Iranian 1% Italian 1%
• Foreign-born: 31% · South Korea, Canada, China
• Languages at home: 57% English-only · Spanish 12% Korean 11% Chinese 5%

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: ▼ -870.99%
• Current HPI: 402.6083
• Rent YoY: ▲ 1.69%
• 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

+52.9% since first listed

23 events — show timeline

• 2026-05-15 Price Changed $130,000 CRMLS
• 2026-05-11 Listed $135,000 CRMLS
• 2026-05-05 Listing Removed — CRMLS
• 2026-04-21 Relisted — CRMLS
• 2026-04-02 Pending — CRMLS
• 2026-03-30 Listing Removed — CRMLS
• 2026-03-23 Price Changed $135,000 CRMLS
• 2026-03-19 Listed $185,000 CRMLS
• 2026-03-18 Coming Soon — CRMLS
• 2026-03-07 Listed $149,000 CRMLS
• 2024-09-17 Sold (MLS) $180,000 CRMLS
• 2024-08-12 Pending — CRMLS
• 2024-08-02 Listed $165,000 CRMLS
• 2024-07-22 Coming Soon $165,000 CRMLS
• 2022-01-31 Listing Removed — CRMLS
• 2021-10-25 Listed $120,000 CRMLS
• 2020-01-13 Sold (MLS) $58,000 CRMLS
• 2019-12-22 Contingent — CRMLS
• 2019-11-29 Listed $64,995 CRMLS
• 2009-08-13 Listing Removed — CRMLS
• 2009-07-08 Price Changed $64,900 CRMLS
• 2009-01-15 Price Changed $79,000 CRMLS
• 2008-03-10 Listed $85,000 CRMLS

Property tax history

-1.2%/yr

Latest (2017): $206 · -1.2% YoY. Source: county tax records.