16222 Monterey Ln #79 · Huntington Beach, CA 92649

$155,900

2 bd · 2.0 ba · 1,080 sqft · Manufactured · 84 Days on market

Built 1981 Est $168k · 7% under ↓ 13% since listing

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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 +10.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located within a well-maintained Huntington Beach community, this residence offers a functional layout with updated interiors and convenient outdoor access. A covered two-car carport provides ample parking and includes an adjacent storage shed. A separate side entrance, framed by landscaping and a stepping stone pathway, leads into the home and continues toward a rear outdoor area with fruit trees. Inside, laminate flooring and a clean interior create a bright and well-kept living environment. The main living space features an open-concept design, combining the living and dining areas with a seamless transition into the kitchen. The kitchen is a central highlight, appointed with white count

Key facts

• Rear outdoor area
• Fruit trees
• 2 parking spots

Tags

• COVERED TWO-CAR CARPORT
• ADJACENT STORAGE SHED
• SEPARATE SIDE ENTRANCE
• STEPPING STONE PATHWAY
• REAR OUTDOOR AREA
• FRUIT TREES

Property features AI

Finance

• Other: Park name: Rancho del Rey; Manager approval required for purchase; Pets allowed with size and number limits
• Financial info: Land lease (monthly)
• HOA & community: Senior community; Association amenities include pool, spa, clubhouse, banquet facilities, sauna, card room, meeting room, billiard room, controlled access, onsite property management, weight limit and pet rules (pets permitted with rules); Call for rules regarding association

Exterior

• Parking: Attached carport (2 spaces); Concrete driveway; guest parking available; driveway level
• Security: Controlled access with automatic gate; Gated community with attendant/guard and resident manager
• Utilities: Public/district water; Public sewer; Standard electric service; electricity connected; Natural gas connected; Cable available; Underground utilities
• Home design: Single-story (One level); Entry at side; Entry level 1; Mobile home remains (20' x 54'); Updated / remodeled condition; Rancho Del Rey community
• Construction: Composition/shingle roof; Drywall walls; Pier jacks foundation; Year built source: Builder
• Exterior features: In-ground, gunite community pool (fenced and passively heated); Community spa (heated, gunite); Shed; Wood skirt; Level with street lot; close to clubhouse; Paved road access

Interior

• Kitchen: Gas oven and gas range; Free-standing range; Dishwasher; Microwave; Ice maker; Granite counters; Self-closing cabinet doors and drawers; Gas water heater / water heater unit
• Bedrooms: Main floor primary bedroom; Main floor bedroom
• Flooring: Laminated
• Bathrooms: Two full bathrooms; Combination of bathtub and showers including walk-in shower and shower-in-tub
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Beamed ceilings; Quartz counters; Open floor plan; Blinds; Automatic gate and gated community with attendant/guard and onsite resident manager; Carbon monoxide and smoke detectors; Grab bars in bathroom(s); Low pile carpeting
• Laundry & utility: Inside laundry room; Washer and dryer included; Washer hookup and gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $156k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $156k).
• Recommended offer: $147k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 1.6% in Huntington Beach — 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 67/100 on livability (#306 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A-, schools B+; Watch: amenities C-, cost of living F, health & safety F.
• Ocean View (suburban): math 57% / reading 63% proficiency, ranked #207 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.2%/yr); 83 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).
• This rent runs 31% of the median local income ($123k/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 $1k of loan paydown is wiped out by about $5k 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 + 2.2% rent growth), your $44k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $146,546 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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: 2.04% ✓
• Cap rate: 17.36%
• Cash-on-cash: 39.52%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $168,480
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16222 Monterey Ln #81	0.00mi	2/2.0	960 (-11%)	1mo	$145,000	$151	81
16222 Monterey Ln #52	0.00mi	2/2.0	1,092 (+1%)	22mo	$170,000	$156	80

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 2.46×
• Total profit: $63,716
• Equity at exit: $23,245

10-year hold

• IRR: 41.3%
• Equity multiple: 4.73×
• Total profit: $162,945
• Equity at exit: $13,479

Cash invested: $43,652 (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 92649

• Rents YoY: 2.2%
• Active inventory: 83
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $3,184 high
• Mortgage (P&I): −$818
• Tax est. 1.5%: −$195 /mo · $2,338/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $1,438

Break-even live

Break-even rent $1,364

Max offer price $155,900

Occupancy floor 50%

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: $38,975
• Closing costs: $4,677
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4608 Via Vista Cir #4 Huntington Beach, CA	2.0	1.0	855	$2,899	$3.39	10d	1	0.35mi
4562 Heil Ave Unit 1 Huntington Beach, CA	3.0	2.0	1250	$3,750	$3.00	3d	1	0.37mi
16581 Le Grande Ln Unit B Huntington Beach, CA	1.0	1.0	700	$2,075	$2.96	1d	1	0.44mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	1d	1	0.49mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	13d	1	0.49mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	15d	1	0.49mi
16700 Saybrook Ln Huntington Beach, CA	1.0–2.0	1.0–2.0	1082	$3,670	$3.39	1d	10	0.50mi
4881 Kona Dr Unit A Huntington Beach, CA	3.0	2.5	1300	$3,295	$2.53	10d	1	0.50mi
16682 Algonquin St Huntington Beach, CA	2.0	2.0	1000	$2,695	$2.69	19d	1	0.52mi
16682 Algonquin St Apt C Huntington Beach, CA	2.0	2.0	800	$2,695	$3.37	10d	1	0.52mi
4922 Edinger Ave Huntington Beach, CA	2.0	2.0	1000	$2,800	$2.80	10d	1	0.54mi
4901 Heil Ave Huntington Beach, CA	1.0	1.0	675	$2,112	$3.13	1d	4	0.58mi
16701 Lynn Ln Apt C Huntington Beach, CA	2.0	2.0	1000	$2,600	$2.60	10d	1	0.62mi
4881 Vista Dr Unit 3 Huntington Beach, CA	2.0	2.0	902	$3,200	$3.55	1d	1	0.67mi
16752 Lynn Ln Apt C Huntington Beach, CA	1.0	1.0	800	$2,350	$2.94	2d	1	0.69mi
4675 Twintree Dr Huntington Beach, CA	2.0	1.5	960	$3,495	$3.64	1d	1	0.70mi
5082 Edinger Ave Huntington Beach, CA	3.0	2.0	1278	$4,500	$3.52	1d	1	0.71mi
16592 Jib Cir Unit B Huntington Beach, CA	3.0	2.5	1500	$4,300	$2.87	1d	1	0.74mi
5141 Cheryl Dr Huntington Beach, CA	3.0	1.5	1120	$4,200	$3.75	16d	1	0.75mi
16842 Hoskins Ln Unit A Huntington Beach, CA	3.0	2.0	1072	$3,195	$2.98	2d	1	0.79mi
16862 Lynn Ln Unit F Huntington Beach, CA	1.0	1.0	820	$2,195	$2.68	19d	1	0.79mi
16862 Lynn Ln Apt E Huntington Beach, CA	2.0	1.0	970	$2,625	$2.71	19d	1	0.79mi
16872 Lynn Ln Unit 72B Huntington Beach, CA	1.0	1.0	820	$2,195	$2.68	19d	1	0.80mi
4701 Warner Ave Huntington Beach, CA	1.0–2.0	1.0	870	$2,895	$3.33	1d	4	0.84mi
16941 Hoskins Ln Apt 1 Huntington Beach, CA	2.0	2.0	1255	$3,000	$2.39	21d	1	0.86mi
5192 Robinwood Dr Huntington Beach, CA	3.0	2.0	1232	$5,000	$4.06	1d	1	0.86mi
16082 Schryer Ln Huntington Beach, CA	3.0	2.0	1214	$8,000	$6.59	2d	1	0.90mi
17052 Green Ln Huntington Beach, CA	1.0	1.0	731	$2,395	$3.28	1d	3	0.97mi
4021 Aladdin Dr Huntington Beach, CA	3.0	2.5	1496	$7,400	$4.95	1d	1	1.04mi
16857 Bayview Dr Unit B Sunset Beach, CA	2.0	1.0	900	$3,450	$3.83	1d	1	1.18mi
17181 S Pacific Ave Sunset Beach, CA	2.0	2.0	1422	$6,000	$4.22	11d	1	1.28mi
5681 Mangrum Dr Huntington Beach, CA	3.0	2.0	1132	$4,995	$4.41	1d	1	1.30mi
16862 Coach Ln Huntington Beach, CA	2.0	1.0	1000	$3,500	$3.50	1d	1	1.30mi

Listing history 20 events

1. 2026-06-18
   days on market $155,900 Active 84 DOM
2. 2026-06-17
   days on market $155,900 Active 83 DOM
3. 2026-06-16
   days on market $155,900 Active 82 DOM
4. 2026-06-15
   days on market $155,900 Active 81 DOM
5. 2026-06-13
   days on market $155,900 Active 79 DOM
6. 2026-06-13
   days on market $155,900 Active 78 DOM
7. 2026-06-10
   days on market $155,900 Active 76 DOM
8. 2026-06-09
   days on market $155,900 Active 75 DOM
9. 2026-06-08
   days on market $155,900 Active 74 DOM
10. 2026-06-07
    days on market $155,900 Active 73 DOM
11. 2026-06-04
    days on market $155,900 Active 70 DOM
12. 2026-06-03
    days on market $155,900 Active 69 DOM
13. 2026-06-02
    days on market $155,900 Active 68 DOM
14. 2026-06-01
    days on market $155,900 Active 67 DOM
15. 2026-05-31
    days on market $155,900 Active 66 DOM
16. 2026-03-26
    listed $155,900 Active
17. 2026-03-18
    historical
18. 2026-01-31
    price $165,000
19. 2025-10-19
    price $169,000
20. 2025-09-23
    listed $179,000 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,204
• − Mortgage interest: −$8,733
• − Property taxes: −$2,338
• − Insurance: −$780
• − Repairs & maintenance: −$3,056
• − Management: −$3,056
• − Depreciation: −$4,535
• Taxable income: $15,705
• Est. tax owed @ 24.0%: −$3,769
• After-tax cash flow: $13,483/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: Ocean View
• NCES district ID: 0628140
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 63% ▼ -1.00%
• Median HH income: $77,469
• Composite: 55.3/100
• National rank: #2725
• State rank: #207 of 1400 in CA

Livability — Huntington Beach

• Score: 67/100
• State rank: #306
• US rank: #10298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Beach, CA
• County: Orange County · 3,096,323 people
• City population: 194,835
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 35,346
• Household income: $123,257
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1504.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 16% Two or more races 14% Asian 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 6% Other Asian/Pacific 3% Vietnamese 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: ▼ -1153.55%
• Current HPI: 330.6956
• Rent YoY: ▲ 2.17%
• 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

-12.9% since first listed

5 events — show timeline

• 2026-03-26 Listed $155,900 CRMLS
• 2026-03-18 Listing Removed — CRMLS
• 2026-01-31 Price Changed $165,000 CRMLS
• 2025-10-19 Price Changed $169,000 CRMLS
• 2025-09-23 Listed $179,000 CRMLS

Property tax history

+3.6%/yr

Latest (2025): $63 · -0.3% YoY. Source: county tax records.