16222 Monterey #91 · Huntington Beach, CA 92649

$289,000

2 bd · 2.0 ba · 1,539 sqft · Manufactured · 20 Days on market

Built 1998 50 ac lot Est $309k · 7% 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 +10.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

Welcome to fully furnished special home in a special community. BIG corner lot with a HUGE side porch. Excellent floor plan with vaulted ceilings, dining room, & breakfast nook. Front kitchen with granite counters and tons of cabinets and counter space. Inside laundry room. Den/office with sliding glass doors that take you out to the front porch. Master bedroom with big bathroom with extra long counter tops. Let's talk about the community! One of Orange County's favorite manufactured home communities. .. .Gated community, Next to Huntington Harbor. Walk across the street and you are at a quiet secluded beach in the Harbor. Trader Joes and the shopping right around the corner is pretty

Key facts

• Breakfast nook
• Floor plan
• Side porch

Tags

• CORNER LOT
• SIDE PORCH
• FLOOR PLAN
• VAULTED CEILINGS
• BREAKFAST NOOK
• GRANITE COUNTERS

Property features AI

Finance

• Other: Living area reported as estimated
• Financial info: Monthly land lease of $2,350 (park-managed)
• HOA & community: Senior community; Manager approval required for residency

Exterior

• Parking: Located in Rancho Del Rey park
• Security: Guard-gated community
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home (27' x 56'); Mobile home remains on site; Estimated year built; Suburban community
• Construction: Mobile construction
• Exterior features: Community pool; Level lot with street frontage

Interior

• Bathrooms: Two full bathrooms
• Interior features: Entry on main level
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $289k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $289k).
• Recommended offer: $285k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 41% 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 $2k of loan paydown is wiped out by about $9k 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 $81k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.

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 $284,665 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.46% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.69%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $309,339
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16222 Monterey #178	0.00mi	3/2.0 (+1)	1,554 (+1%)	3mo	$369,900	$238	91
16222 Monterey Ln #285	0.00mi	3/2.0 (+1)	1,565 (+2%)	4mo	$280,000	$179	89
16222 Monterey Ln #210	0.00mi	3/2.0 (+1)	1,500 (-2%)	5mo	$243,000	$162	87
16222 Monterey Ln #327	0.00mi	3/2.0 (+1)	1,440 (-6%)	1mo	$249,900	$174	84
16222 Monterey Ln #337	0.00mi	2/2.0	1,440 (-6%)	11mo	$160,000	$111	80
16222 Monterey Ln #151	0.00mi	3/2.0 (+1)	1,456 (-5%)	8mo	$292,000	$201	79
16222 Monterey Ln #183	0.00mi	3/2.0 (+1)	1,500 (-2%)	14mo	$336,000	$224	79
16222 Monterey Ln #371	0.00mi	3/2.0 (+1)	1,660 (+8%)	6mo	$360,000	$217	77
16222 Monterey Ln #376	0.00mi	2/2.0	1,700 (+10%)	12mo	$276,000	$162	73
16222 Monterey Ln #80	0.00mi	2/2.0	1,320 (-14%)	7mo	$200,000	$152	70
16451 Makaha Ln	0.25mi	2/2.0	1,344 (-13%)	7mo	$845,000	$629	62
16444 Bolsa Chica #42	0.64mi	3/2.0 (+1)	1,440 (-6%)	13mo	$325,000	$226	43

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: 10.8%
• Equity multiple: 1.42×
• Total profit: $34,333
• Equity at exit: $43,091

10-year hold

• IRR: 19.2%
• Equity multiple: 2.54×
• Total profit: $125,004
• Equity at exit: $24,987

Cash invested: $80,920 (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: 5.7×

Monthly cashflow live

• Estimated rent: $4,209 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$884
• Net cashflow: $1,328

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,528	-5% $1,428	+0% $1,328	+5% $1,228	+10% $1,128
Rent	-10% $996	-5% $1,162	+0% $1,328	+5% $1,494	+10% $1,661
Rate	-1.0pp $1,474	-0.5pp $1,402	base $1,328	+0.5pp $1,253	+1.0pp $1,177

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4562 Heil Ave Unit 1 Huntington Beach, CA	3.0	2.0	1250	$3,750	$3.00	3d	1	0.37mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	2d	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	16d	1	0.49mi
16700 Saybrook Ln Huntington Beach, CA	1.0–2.0	1.0–2.0	1082	$3,670	$3.39	2d	10	0.50mi
4881 Kona Dr Unit A Huntington Beach, CA	3.0	2.5	1300	$3,295	$2.53	11d	1	0.50mi
16682 Dolores Ln Huntington Beach, CA	2.0	2.5	1700	$3,600	$2.12	11d	1	0.53mi
3832 Montego Dr Huntington Beach, CA	3.0	2.5	1826	$5,900	$3.23	16d	1	0.59mi
5082 Edinger Ave Huntington Beach, CA	3.0	2.0	1278	$4,500	$3.52	2d	1	0.71mi
16592 Jib Cir Unit B Huntington Beach, CA	3.0	2.5	1500	$4,300	$2.87	2d	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	3d	1	0.79mi
16941 Hoskins Ln Apt 1 Huntington Beach, CA	2.0	2.0	1255	$3,000	$2.39	22d	1	0.86mi
5192 Robinwood Dr Huntington Beach, CA	3.0	2.0	1232	$5,000	$4.06	2d	1	0.86mi
16082 Schryer Ln Huntington Beach, CA	3.0	2.0	1214	$8,000	$6.59	3d	1	0.90mi
16795 Roosevelt Ln Unit C Huntington Beach, CA	3.0	2.0	1600	$3,900	$2.44	2d	1	0.92mi
3382 Tempe Dr Huntington Beach, CA	2.0	2.5	1658	$6,500	$3.92	0d	1	0.99mi
4021 Aladdin Dr Huntington Beach, CA	3.0	2.5	1496	$7,400	$4.95	2d	1	1.04mi
3312 Tempe Dr Huntington Beach, CA	2.0	2.5	1658	$6,500	$3.92	4d	1	1.06mi
3299 Tempe Dr Huntington Beach, CA	3.0	3.0	1580	$5,950	$3.77	2d	1	1.09mi
16854 Bayview Dr Huntington Beach, CA	3.0	3.0	2056	$9,999	$4.86	3d	1	1.16mi
17181 S Pacific Ave Sunset Beach, CA	2.0	2.0	1422	$6,000	$4.22	12d	1	1.28mi
5681 Mangrum Dr Huntington Beach, CA	3.0	2.0	1132	$4,995	$4.41	2d	1	1.30mi
2872 Coast Cir #104 Huntington Beach, CA	2.0	2.0	1631	$5,200	$3.19	2d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $289,000 Active 20 DOM
2. 2026-06-17
   days on market $289,000 Active 19 DOM
3. 2026-06-16
   days on market $289,000 Active 18 DOM
4. 2026-06-15
   days on market $289,000 Active 17 DOM
5. 2026-06-13
   days on market $289,000 Active 15 DOM
6. 2026-06-13
   days on market $289,000 Active 14 DOM
7. 2026-06-10
   days on market $289,000 Active 12 DOM
8. 2026-06-09
   days on market $289,000 Active 11 DOM
9. 2026-06-08
   days on market $289,000 Active 10 DOM
10. 2026-06-07
    days on market $289,000 Active 9 DOM
11. 2026-06-04
    days on market $289,000 Active 6 DOM
12. 2026-06-03
    days on market $289,000 Active 5 DOM
13. 2026-06-02
    days on market $289,000 Active 4 DOM
14. 2026-06-02
    remarks 695-char remark
15. 2026-06-02
    listed $289,000 Active 3 DOM

ⓘ 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: $50,511
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$4,041
• − Management: −$4,041
• − Depreciation: −$8,407
• Taxable income: $12,053
• Est. tax owed @ 24.0%: −$2,893
• After-tax cash flow: $13,044/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

1 event — show timeline

• 2026-05-29 Listed $289,000 CRMLS

Property tax history

-3.3%/yr

Latest (2025): $291 · -0.3% YoY. Source: county tax records.