320 N PARK Vis #64 · Anaheim, CA 92806

$184,999

4 bd · 3.0 ba · 1,440 sqft · Manufactured · 285 Days on market

Built 1972 Fair condition $128/sqft · 18% above area Est $157k · 18% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-Bedroom Mobile Home with Bonus Studio (could be 4th bedroom) & Fruit Trees – Prime Location! Don’t miss this amazing opportunity to own a beautifully maintained 3-bedroom, 2-bath mobile home with parking for up to 3 cars, located in a welcoming family- and pet-friendly community near the Orange/Anaheim border. One of the standout features of this property is the abundance of mature fruit trees—too many to list! You'll enjoy the privacy and beauty they offer year-round. In addition, there's a converted shed studio with its own private bathroom and A/C, perfect as a guest suite, home office, or rental unit. (Photos not shown—must see in person!) Minutes from Disneyland, Honda Center, Angel Stadium, and top shopping & dining. Quick access to 57 & 91 freeways makes commuting a breeze. This home offers comfort, convenience, and unique features you won’t find elsewhere. Schedule a showing today.

Key facts

• Private bathroom
• Prime location
• Private a/c

Tags

• CONVERTED SHED STUDIO
• PRIVATE BATHROOM
• PRIVATE A/C
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $185k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 2.2% in Anaheim — 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 70/100 on livability (#240 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime F, cost of living F.
• Placentia-Yorba Linda Unified (suburban): math 48% / reading 66% proficiency, ranked #78 of 517 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.8%/yr); 37 active listings in the ZIP; 15 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).
• At $3,891/mo this rent would consume 48% of the median local household income ($97k/yr) (locally 2171% 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 + 0.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 2.10% ✓
• Cap rate: 17.94%
• Cash-on-cash: 41.60%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (median comp): $156,648
• List price: $184,999
• Delta: 18.10%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 N Park Vista St #28	0.06mi	4/2.0	1,440 (0%)	3mo	$135,000	$94	90
320 N Park Vista St #21	0.03mi	3/2.0 (-1)	1,456 (+1%)	1mo	$165,000	$113	87
320 N Park Vista St	0.06mi	4/2.0	1,344 (-7%)	10mo	$159,000	$118	74
320 N Park Vista St #160	0.03mi	3/2.0 (-1)	1,464 (+2%)	19mo	$160,000	$109	71
320 N Park Vista St #26	0.03mi	3/2.0 (-1)	1,444 (+0%)	22mo	$155,000	$107	70
320 N Park Vista St Unit 52D	0.03mi	3/2.0 (-1)	1,536 (+7%)	10mo	$130,000	$85	70
320 N Park Vista St #103	0.09mi	3/2.0 (-1)	1,516 (+5%)	15mo	$240,000	$158	65
320 N Park Vista St #12	0.03mi	4/2.0	1,536 (+7%)	22mo	$158,000	$103	65
320 N Park Vista St #126	0.09mi	4/2.0	1,296 (-10%)	23mo	$135,000	$104	56
320 N Park Vista St #151	0.03mi	4/2.0	1,648 (+14%)	23mo	$210,000	$127	51

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 2.41×
• Total profit: $73,043
• Equity at exit: $27,584

10-year hold

• IRR: 40.0%
• Equity multiple: 4.22×
• Total profit: $167,037
• Equity at exit: $15,995

Cash invested: $51,800 (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 92806

• Rents YoY: -0.8%
• Active inventory: 37
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,891 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$817
• Net cashflow: $1,796

Break-even live

Break-even rent $1,618

Max offer price $184,999

Occupancy floor 49%

Sensitivity live

Price	-10% $1,924	-5% $1,860	+0% $1,796	+5% $1,732	+10% $1,668
Rent	-10% $1,488	-5% $1,642	+0% $1,796	+5% $1,949	+10% $2,103
Rate	-1.0pp $1,889	-0.5pp $1,843	base $1,796	+0.5pp $1,748	+1.0pp $1,699

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
449 N Via Napoli Anaheim, CA	3.0	1.5	1266	$3,445	$2.72	10d	1	0.23mi
3004 E Via Bruno Anaheim, CA	3.0	1.5	1180	$3,350	$2.84	25d	1	0.28mi
203 N Royal Pl Anaheim, CA	3.0	2.0	1600	$3,995	$2.50	1d	1	0.57mi
3061 N Juneberry St Orange, CA	4.0	2.5	1814	$4,200	$2.32	44d	1	0.66mi
2990 N Rippling Creek Dr Orange, CA	3.0	2.0	1549	$4,500	$2.91	19d	1	0.85mi
2539 E Seville Ave Anaheim, CA	4.0	2.5	1628	$4,195	$2.58	1d	1	0.86mi
2550 E Ward Ter Anaheim, CA	1.0–3.0	1.0–1.5	1075	$3,620	$3.37	1d	13	0.90mi
709 E Meadowbrook Ave Orange, CA	4.0	2.0	1689	$5,000	$2.96	19d	1	1.06mi
2450 E Agave St Unit 1 Anaheim, CA	3.0	2.5	1394	$3,900	$2.80	1d	1	1.08mi
2650 E Park Ln Apt A Anaheim, CA	3.0	2.0	1100	$3,200	$2.91	44d	1	1.08mi
2420 E Lincoln Ave #3 Anaheim, CA	4.0	3.5	1827	$4,500	$2.46	20d	1	1.11mi
1017 Avenue De Pio Pico Unit 1017 Placentia, CA	3.0	2.0	1400	$3,695	$2.64	44d	1	1.18mi
940 Cypress Ave Placentia, CA	3.0	2.0	1644	$3,900	$2.37	18d	1	1.26mi
16572 E Buena Vista Ave Orange, CA	3.0	2.0	1500	$5,500	$3.67	1d	1	1.27mi
3092 N Skywood St Orange, CA	3.0	2.0	1531	$4,395	$2.87	44d	1	1.31mi

Listing history 17 events

1. 2026-06-18
   days on market $184,999 Active 285 DOM
2. 2026-06-17
   days on market $184,999 Active 284 DOM
3. 2026-06-16
   days on market $184,999 Active 283 DOM
4. 2026-06-15
   days on market $184,999 Active 282 DOM
5. 2026-06-13
   days on market $184,999 Active 280 DOM
6. 2026-06-13
   days on market $184,999 Active 279 DOM
7. 2026-06-09
   days on market $184,999 Active 276 DOM
8. 2026-06-08
   days on market $184,999 Active 275 DOM
9. 2026-06-07
   days on market $184,999 Active 274 DOM
10. 2026-06-04
    days on market $184,999 Active 271 DOM
11. 2026-06-03
    days on market $184,999 Active 270 DOM
12. 2026-06-02
    days on market $184,999 Active 269 DOM
13. 2026-06-01
    days on market $184,999 Active 268 DOM
14. 2026-05-31
    days on market $184,999 Active 267 DOM
15. 2025-11-29
    price $184,999 962-char remark

    Show marketing remark (962 chars)

    Spacious 3-Bedroom Mobile Home with Bonus Studio (could be 4th bedroom) & Fruit Trees – Prime Location! Don’t miss this amazing opportunity to own a beautifully maintained 3-bedroom, 2-bath mobile home with parking for up to 3 cars, located in a welcoming family- and pet-friendly community near the Orange/Anaheim border. One of the standout features of this property is the abundance of mature fruit trees—too many to list! You'll enjoy the privacy and beauty they offer year-round. In addition, there's a converted shed studio with its own private bathroom and A/C, perfect as a guest suite, home office, or rental unit. (Photos not shown—must see in person!) Minutes from Disneyland, Honda Center, Angel Stadium, and top shopping & dining. Quick access to 57 & 91 freeways makes commuting a breeze. This home offers comfort, convenience, and unique features you won’t find elsewhere. Schedule a showing today.

16. 2025-09-24
    price $174,999 962-char remark

    Show marketing remark (962 chars)

    Spacious 3-Bedroom Mobile Home with Bonus Studio (could be 4th bedroom) & Fruit Trees – Prime Location! Don’t miss this amazing opportunity to own a beautifully maintained 3-bedroom, 2-bath mobile home with parking for up to 3 cars, located in a welcoming family- and pet-friendly community near the Orange/Anaheim border. One of the standout features of this property is the abundance of mature fruit trees—too many to list! You'll enjoy the privacy and beauty they offer year-round. In addition, there's a converted shed studio with its own private bathroom and A/C, perfect as a guest suite, home office, or rental unit. (Photos not shown—must see in person!) Minutes from Disneyland, Honda Center, Angel Stadium, and top shopping & dining. Quick access to 57 & 91 freeways makes commuting a breeze. This home offers comfort, convenience, and unique features you won’t find elsewhere. Schedule a showing today.

17. 2025-09-06
    listed $179,999 Active 962-char remark

    Show marketing remark (962 chars)

    Spacious 3-Bedroom Mobile Home with Bonus Studio (could be 4th bedroom) & Fruit Trees – Prime Location! Don’t miss this amazing opportunity to own a beautifully maintained 3-bedroom, 2-bath mobile home with parking for up to 3 cars, located in a welcoming family- and pet-friendly community near the Orange/Anaheim border. One of the standout features of this property is the abundance of mature fruit trees—too many to list! You'll enjoy the privacy and beauty they offer year-round. In addition, there's a converted shed studio with its own private bathroom and A/C, perfect as a guest suite, home office, or rental unit. (Photos not shown—must see in person!) Minutes from Disneyland, Honda Center, Angel Stadium, and top shopping & dining. Quick access to 57 & 91 freeways makes commuting a breeze. This home offers comfort, convenience, and unique features you won’t find elsewhere. Schedule a showing today.

ⓘ 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 ≥94°F today · 21 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: $46,696
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$3,736
• − Management: −$3,736
• − Depreciation: −$5,382
• Taxable income: $19,780
• Est. tax owed @ 24.0%: −$4,747
• After-tax cash flow: $16,801/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 · 14 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some minor repairs and maintenance needed. Painting the exterior and interior, and updating the flooring can significantly increase its resale and rental value.

Repairs flagged

• Minor Paint on exterior siding — The exterior siding shows some discoloration and minor wear.
• Minor Paint on interior walls — The interior walls appear to be in good condition, but a fresh coat of paint could improve the overall aesthetic.
• Minor Flooring in living areas — The flooring in the living areas appears to be in fair condition but could benefit from a fresh coat of paint or a new finish.

Value-add opportunities

• Resale Painting the exterior siding and interior walls — Painting the exterior and interior can significantly improve the home's curb appeal and overall aesthetic, making it more attractive to potential buyers.
• Rental Updating the flooring in the living areas — Updating the flooring can improve the home's rental value by providing a more modern and comfortable living space for tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint on exterior siding · The exterior siding shows some discoloration and minor wear.	Minor	$500–3,000
Paint on interior walls · The interior walls appear to be in good condition, but a fresh coat of paint could improve the overall aesthetic.	Minor	$500–3,000
Flooring in living areas · The flooring in the living areas appears to be in fair condition but could benefit from a fresh coat of paint or a new finish.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Painting the exterior siding and interior walls — Painting the exterior and interior can significantly improve the home's curb appeal and overall aesthetic, making it more attractive to potential buyers. ↑
• Rental Updating the flooring in the living areas — Updating the flooring can improve the home's rental value by providing a more modern and comfortable living space for tenants. ↑

ⓘ 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: Placentia-Yorba Linda Unified
• NCES district ID: 0630660
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 66% ▼ -2.00%
• Median HH income: $87,455
• Composite: 52.1/100
• National rank: #1622
• State rank: #78 of 517 in CA

Livability — Anaheim

• Score: 70/100
• State rank: #240
• US rank: #7861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anaheim, CA
• County: Orange County · 3,096,323 people
• City population: 361,715
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,003
• Household income: $97,265
• Rent vs Own: 59.2% rent · 40.8% own
• Severe rent burden: 2171.0

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 58% Two or more races 25% White 24% Asian 13% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Portuguese 1% Lithuanian 1% Scandinavian 1%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 43% English-only · Spanish 44% Vietnamese 3% Other Indo-European 3%

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: ▼ -783.76%
• Current HPI: 404.0916
• Rent YoY: ▼ -0.79%
• 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

+2.8% since first listed

3 events — show timeline

• 2025-11-29 Price Changed $184,999 CRMLS
• 2025-09-24 Price Changed $174,999 CRMLS
• 2025-09-06 Listed $179,999 CRMLS