80 Huntington St #616 · Huntington Beach, CA 92648

$124,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 145 Days on market

Built 1972 2,487 sqft lot Est $120k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.5/10.0
• ARV discount +6.0/15.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

STEPS TO THE OCEAN FRONT!! Welcome to the Coastal Lifestyle at Surf City Beach Cottages! Imagine yourself Coming Home to this Amazing Place after a Day at the Beach? Move-in Ready with tasteful upgrades abound. Relax under your Outdoor Patio Gazebo and Experience the Ambience as you unwind by sipping your favorite beverage. In addition there is an Outdoor veranda off the lounge area to Enjoy as well. This Retreat Features: Fresh interior and exterior paint, New carpet, a fully remodeled primary bathroom and New Stainless Steel Kitchen Appliances including dishwasher, oven, stove and refrigerator. New front-load washer and dryer included. No need for A/C just let the ocean Breezes flow thro

Key facts

• 2,487 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: CC & R disclosures; Short-term rentals not allowed; Will not consider lease
• Financial info: Monthly mobile home space rent: $3,500; Land lease: lease type; Listed for cash purchase; Possession: close plus 2 days
• HOA & community: No monthly association fee

Exterior

• Parking: Total of 4 parking spaces; 2 covered spaces; 2 carport spaces; Detached carport
• Security: No security features listed
• Utilities: Cable TV available; Sewer: in-street, paid
• Home design: Detached property; One story; Double-wide mobile/manufactured home; Aluminum skirting; Located in a family park (Surf City Beach Cottages)
• Construction: Pier jacks foundation; Assessor-reported year built; Property detached
• Exterior features: Awning-covered patio with brick or tile; Community pool and community spa (gunite, in-ground); Single lot; Other road frontage

Interior

• Kitchen: Gas range and gas cooktop; Stainless steel dishwasher; Garbage disposal; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One 3/4 bathroom; Double vanity(s); Tile shower; Shower and tub; Remodeled bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Drapes and window screens; Sliding glass doors; Partially furnished; Living room entry; Dining area, living room and den/study
• Laundry & utility: Washer and dryer; Water heater unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $124k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $124k).
• Recommended offer: $109k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.3% 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.
• Huntington Beach Union High (suburban): math 65% / reading 82% proficiency, ranked #39 of 517 in CA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+2.8%/yr); 137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 37% of the median local income ($130k/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 $857 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 + 2.8% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.

Recommended offer $109,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.20% ✓
• Cap rate: 28.31%
• Cash-on-cash: 78.62%
• DSCR: 4.50
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $120,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Huntington #630	0.07mi	3/2.0 (+1)	1,251 (+4%)	2mo	$295,000	$236	83
80 Huntington St #646	0.07mi	2/2.0	1,152 (-4%)	10mo	$115,000	$100	82
80 Huntington #372	0.07mi	2/2.0	1,272 (+6%)	7mo	$73,000	$57	81
80 Huntington St #701	0.08mi	2/2.0	1,152 (-4%)	10mo	$30,000	$26	81
80 Huntington St #707	0.02mi	2/2.0	1,040 (-13%)	1mo	$50,000	$48	76
20701 Beach Blvd #30	0.44mi	3/2.0 (+1)	1,197 (-0%)	2mo	$180,000	$150	73
80 Huntington St #514	0.11mi	2/2.0	1,040 (-13%)	8mo	$58,000	$56	66
80 Huntington #424	0.06mi	1/1.0 (-1)	1,038 (-14%)	3mo	$35,000	$34	63
20701 Beach Blvd #251	0.30mi	2/2.0	1,334 (+11%)	7mo	$193,500	$145	62
20701 Beach Blvd #280	0.36mi	2/2.0	1,349 (+12%)	11mo	$162,500	$120	53
20701 Beach Blvd #200	0.48mi	2/2.0	1,368 (+14%)	7mo	$115,000	$84	48
20701 Beach Blvd #36	0.40mi	3/2.0 (+1)	1,344 (+12%)	12mo	$192,000	$143	47

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 78.5%
• Equity multiple: 4.57×
• Total profit: $123,973
• Equity at exit: $18,489

10-year hold

• IRR: 81.9%
• Equity multiple: 9.39×
• Total profit: $291,178
• Equity at exit: $10,721

Cash invested: $34,720 (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 92648

• Rents YoY: 2.8%
• Active inventory: 137
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $3,964 high
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,860/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$832
• Net cashflow: $2,275

Break-even live

Break-even rent $1,085

Max offer price $124,000

Occupancy floor 38%

Sensitivity live

Price	-10% $2,360	-5% $2,318	+0% $2,275	+5% $2,232	+10% $2,189
Rent	-10% $1,962	-5% $2,118	+0% $2,275	+5% $2,431	+10% $2,588
Rate	-1.0pp $2,337	-0.5pp $2,306	base $2,275	+0.5pp $2,243	+1.0pp $2,210

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,108	$3.56	0d	3	0.14mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$5,950	$5.23	0d	27	0.21mi
229 Atlanta Ave Unit 229 Huntington Beach, CA	1.0	1.0	700	$2,500	$3.57	0d	1	0.23mi
223 Atlanta Ave Huntington Beach, CA	1.0	1.0	700	$2,800	$4.00	0d	1	0.23mi
7946 Waterfall Cir Huntington Beach, CA	2.0	2.5	1439	$4,500	$3.13	0d	1	0.25mi
7623 Bay Dr #103 Huntington Beach, CA	2.0	1.0	968	$3,200	$3.31	0d	1	0.26mi
21270 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	679	$3,537	$5.21	0d	13	0.33mi
227 1st St Unit 3 Huntington Beach, CA	2.0	2.0	1050	$7,000	$6.67	19d	1	0.34mi
310 Lake St #310 Huntington Beach, CA	2.0	2.0	1160	$3,350	$2.89	0d	1	0.36mi
8121 Foxhall Dr Huntington Beach, CA	3.0	1.5	1296	$4,950	$3.82	0d	1	0.42mi
420 Lake St #101 Huntington Beach, CA	2.0	2.0	1023	$4,000	$3.91	20d	1	0.44mi
200 Pacific Coast Hwy Huntington Beach, CA	2.0	2.0–2.5	1299	$4,575	$3.52	16d	2	0.45mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,500	$4.23	0d	2	0.45mi
509 Delaware St Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	0d	1	0.46mi
509 Delaware St Unit A Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	2d	1	0.46mi
430 Lake St #202 Huntington Beach, CA	2.0	2.0	1023	$3,850	$3.76	19d	1	0.47mi
224 Frankfort Ave Huntington Beach, CA	2.0	1.0	925	$3,750	$4.05	0d	1	0.50mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	16d	1	0.64mi
820 Geneva Ave Unit B Huntington Beach, CA	2.0	1.0	750	$3,200	$4.27	25d	1	0.66mi
626 Lake St #54 Huntington Beach, CA	3.0	3.0	1400	$3,895	$2.78	25d	1	0.70mi
8450 Atlanta Ave Huntington Beach, CA	1.0–2.0	1.0	791	$2,845	$3.59	0d	9	0.72mi
711 Pacific Coast Hwy Huntington Beach, CA	1.0–3.0	1.0–2.0	1089	$6,675	$6.13	0d	3	0.76mi
8461 Lomond Dr Huntington Beach, CA	3.0	1.0	950	$3,800	$4.00	11d	1	0.76mi
711 Pacific Coast Hwy #325 Huntington Beach, CA	2.0	1.0	968	$9,500	$9.81	0d	1	0.76mi
1008 England St Huntington Beach, CA	3.0	2.0	1200	$4,500	$3.75	0d	1	0.77mi
21851 Newland St #104 Huntington Beach, CA	3.0	2.0	1248	$4,000	$3.21	17d	1	0.86mi
8302 Indianapolis Ave Huntington Beach, CA	3.0	2.0	1045	$4,450	$4.26	20d	1	0.89mi
20331 Bluffside Cir #221 Huntington Beach, CA	1.0	1.0	767	$2,900	$3.78	0d	1	0.91mi
20301 Bluffside Cir Unit D110 Huntington Beach, CA	2.0	2.0	1101	$5,250	$4.77	0d	1	0.93mi
403 Memphis Ave Unit 2 Huntington Beach, CA	2.0	1.0	900	$2,500	$2.78	20d	1	0.95mi
311 Memphis Ave Huntington Beach, CA	2.0	1.0	820	$2,595	$3.16	0d	1	0.95mi
220 12th St Unit 19 Huntington Beach, CA	1.0	1.0	756	$2,595	$3.43	11d	1	0.97mi
220 12th St Unit 17 Huntington Beach, CA	2.0	1.0	800	$2,695	$3.37	7d	1	0.97mi
220 12th St Unit 17 Huntington Beach, CA	2.0	1.0	800	$2,695	$3.37	11d	1	0.97mi
308 Nashville Ave Huntington Beach, CA	2.0	1.0	1000	$3,116	$3.12	0d	1	0.99mi
1315 Alabama St Huntington Beach, CA	3.0	2.0	1236	$7,500	$6.07	0d	1	0.99mi
20321 Tidepool Cir Unit 105 Huntington Beach, CA	2.0	2.0	1104	$3,700	$3.35	0d	1	0.99mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	11d	1	1.00mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	0d	1	1.00mi
402 13th St Unit A-D Huntington Beach, CA	2.0	1.0	950	$2,995	$3.15	0d	1	1.02mi

Listing history 21 events

1. 2026-06-21
   days on market $124,000 Active 145 DOM
2. 2026-06-18
   days on market $124,000 Active 142 DOM
3. 2026-06-17
   days on market $124,000 Active 141 DOM
4. 2026-06-16
   days on market $124,000 Active 140 DOM
5. 2026-06-15
   days on market $124,000 Active 139 DOM
6. 2026-06-13
   days on market $124,000 Active 137 DOM
7. 2026-06-13
   days on market $124,000 Active 136 DOM
8. 2026-06-09
   days on market $124,000 Active 133 DOM
9. 2026-06-08
   days on market $124,000 Active 132 DOM
10. 2026-06-07
    days on market $124,000 Active 131 DOM
11. 2026-06-04
    days on market $124,000 Active 128 DOM
12. 2026-06-03
    days on market $124,000 Active 127 DOM
13. 2026-06-02
    days on market $124,000 Active 126 DOM
14. 2026-06-01
    days on market $124,000 Active 125 DOM
15. 2026-05-31
    days on market $124,000 Active 124 DOM
16. 2026-05-09
    price $124,000
17. 2026-01-27
    listed $129,000 Active
18. 2022-08-30
    historical
19. 2022-07-20
    price $60,000
20. 2022-07-12
    price $74,999
21. 2022-06-21
    listed $84,999 Active

ⓘ 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: $47,570
• − Mortgage interest: −$6,946
• − Property taxes: −$1,860
• − Insurance: −$620
• − Repairs & maintenance: −$3,806
• − Management: −$3,806
• − Depreciation: −$3,607
• Taxable income: $26,926
• Est. tax owed @ 24.0%: −$6,462
• After-tax cash flow: $20,835/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: Huntington Beach Union High
• NCES district ID: 0618060
• Math proficiency: 65% ▲ 17.00%
• Reading proficiency: 82% ▲ 8.00%
• Median HH income: $78,159
• Composite: 64.9/100
• National rank: #511
• State rank: #39 of 517 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): 45,827
• Household income: $130,164
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 2957.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Two or more races 14% Asian 11%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Italian 3% Scotch-Irish 3%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 80% English-only · Spanish 7% 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: ▼ -797.90%
• Current HPI: 381.1587
• Rent YoY: ▲ 2.78%
• 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

+45.9% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $124,000 GPSMLS
• 2026-01-27 Listed $129,000 GPSMLS
• 2022-08-30 Listing Removed — CRMLS
• 2022-07-20 Price Changed $60,000 CRMLS
• 2022-07-12 Price Changed $74,999 CRMLS
• 2022-06-21 Listed $84,999 CRMLS