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80 Huntington St #616
B+ Composite 78.89
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 +15.0/15.0
  • 1% rule +10.0/10.0
  • DSCR +10.0/10.0
  • Schools +8.0/10.0
  • Condition / age +3.8/5.0
  • Livability +3.4/5.0
  • Rent growth +3.2/5.0
  • Appreciation +2.5/10.0
  • Manufactured-home adj. -6.9

$95,000

80 Huntington St #616 · Huntington Beach, CA 92648
2 bd · 2.0 ba · 1,200 sqft · Manufactured · 285 Days on market
Manufactured home Built 1972 Good condition 2,487 sqft lot $79/sqft · 30% below area Est $135k · 30% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Smashing Price Reduction!! ABSOLUTELY the BEST PRICED 2 Bedroom Home Just for You!!! STEPS TO THE OCEAN FRONT!! Welcome to the Coastal Lifestyle at Surf City Beach Cottages! Opportunity Knocks!! 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.

Key facts

  • 2,487 sq ft lot
  • 4 parking spots
  • Community pool

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $2k ($21k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($3k rent vs $95k).
  • Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
  • Cap rate 27.9% vs local median 1.8% 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-; 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.
  • Zoned schools: John R. Peterson Elementary (489 students, 43% FRL); Ethel Dwyer Middle (995 students, 27% FRL); Huntington Beach High (math 72% / reading 87%, grade A-, #45 of 1,170 statewide, top 4%, 2,807 students, 32% FRL).
  • Market conditions: Rents rising (+2.8%/yr); 194 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 41d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 285 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
  • 2 sale attempts since 4y ago; this cycle's ask has dropped $34k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer $83,600 (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. 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
3.15% ✓
Cap rate
27.89%
Cash-on-cash
77.14%
DSCR
4.43
GRM
2.6

CMA / ARV

ARV (median comp)
$135,000
List price
$95,000
Delta
-29.63%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
80 Huntington #618 0.03mi 2/2.0 1,200 (0%) 2mo $73,000 $61 96
80 Huntington #606 0.03mi 3/2.0 (+1) 1,200 (0%) 1mo $345,000 $288 93
80 Huntington #647 0.08mi 2/2.0 1,152 (-4%) 4mo $125,000 $109 86
80 Huntington #630 0.07mi 3/2.0 (+1) 1,251 (+4%) 6mo $295,000 $236 79
80 Huntington St #646 0.07mi 2/2.0 1,152 (-4%) 14mo $115,000 $100 78
80 Huntington #372 0.07mi 2/2.0 1,272 (+6%) 11mo $73,000 $57 78
80 Huntington St #707 0.02mi 2/2.0 1,040 (-13%) 6mo $50,000 $48 72
20701 Beach Blvd #30 0.44mi 3/2.0 (+1) 1,197 (-0%) 6mo $180,000 $150 69
80 Huntington St #514 0.11mi 2/2.0 1,040 (-13%) 12mo $58,000 $56 63
80 Huntington #424 0.06mi 1/1.0 (-1) 1,038 (-14%) 7mo $35,000 $34 60
20701 Beach Blvd #251 0.30mi 2/2.0 1,334 (+11%) 11mo $193,500 $145 58
20701 Beach Blvd #200 0.48mi 2/2.0 1,368 (+14%) 12mo $115,000 $84 44

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
76.9%
Equity multiple
4.49×
Total profit
$92,893
Equity at exit
$14,165
10-year hold
IRR
80.5%
Equity multiple
9.22×
Total profit
$218,602
Equity at exit
$8,214

Cash invested: $26,600 (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 →
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
18 active · 15 under contract
Months of supply
9.8 mo (10%/mo absorbed)
Median asking
$161,450 ($134/sqft)
Median days on market
95 d
This list price
lowest-priced of the active set
ARV vs active asking
-16.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92648

Rents YoY
2.8%
Active inventory
194
Price-to-rent
2.6×

Monthly cashflow live

Estimated rent
$2,995 high interval (Pro) →
Mortgage (P&I)
−$498
Tax est. 1.5%
−$119 /mo · $1,425/yr
Insurance
−$40
HOA
−$0
Lot rent leased land?
−$0
Vacancy / Maint / Mgmt
−$629
Net cashflow
$1,710

Break-even live

Break-even rent $831
Max offer price $95,000
Occupancy floor 38%

Sensitivity live

Price -10% $1,776 -5% $1,743 +0% $1,710 +5% $1,677 +10% $1,644
Rent -10% $1,473 -5% $1,592 +0% $1,710 +5% $1,828 +10% $1,947
Rate -1.0pp $1,758 -0.5pp $1,734 base $1,710 +0.5pp $1,685 +1.0pp $1,660

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
$23,750
Closing costs
$2,850
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
80 HUNTINGTON St Huntington Beach, OS 3.0 2.0 1080 $3,700 $3.43 0d 1 0.10mi
7795 Neptune Dr Huntington Beach, CA 2.0–4.0 1.5–2.5 1155 $5,194 $4.50 0d 1 0.14mi
7885 Moonmist Cir Huntington Beach, CA 3.0 2.5 1464 $4,665 $3.19 43d 1 0.16mi
7885 Moonmist Cir Huntington Beach, CA 3.0 3.0 1464 $4,665 $3.19 40d 1 0.16mi
21040 Pacific City Cir Huntington Beach, CA 1.0–3.0 1.0–2.5 1209 $6,708 $5.55 0d 26 0.19mi
229 Atlanta Ave Unit 229 Huntington Beach, CA 1.0 1.0 700 $2,500 $3.57 0d 1 0.23mi
229 Atlanta Ave Unit 229 Huntington Beach, CA 1.0 1.0 700 $2,500 $3.57 3d 1 0.23mi
223 Atlanta Ave Huntington Beach, CA 1.0 1.0 700 $2,800 $4.00 3d 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 3d 1 0.25mi
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 $3,050 $3.15 94d 1 0.26mi
220 Huntington St Huntington Beach, CA 2.0 1.0 850 $3,200 $3.76 0d 1 0.31mi
218 Chicago Ave Huntington Beach, CA 1.0 1.0 700 $2,150 $3.07 0d 1 0.33mi
21270 Beach Blvd Huntington Beach, CA 1.0–2.0 1.0–2.0 774 $3,527 $4.55 0d 8 0.33mi
227 1st St Unit 3 Huntington Beach, CA 2.0 2.0 1050 $7,000 $6.67 0d 1 0.34mi
310 Lake St Huntington Beach, CA 2.0 2.0 1091 $3,775 $3.46 128d 2 0.35mi
402 Detroit Ave Unit C Huntington Beach, CA 2.0 1.0 800 $2,600 $3.25 83d 1 0.35mi
310 Lake St #301 Huntington Beach, CA 2.0 2.0 1023 $4,200 $4.11 117d 1 0.36mi
310 Lake St #105 Huntington Beach, CA 1.0 1.0 706 $2,995 $4.24 109d 1 0.36mi
201 1st St Apt 7 Huntington Beach, CA 2.0 1.0 1000 $3,150 $3.15 66d 1 0.37mi
400 Lake St #103 Huntington Beach, CA 2.0 2.0 1023 $4,000 $3.91 27d 1 0.41mi
320 3rd St Huntington Beach, CA 2.0 1.0 720 $6,700 $9.31 0d 1 0.42mi
311 Alabama St Huntington Beach, CA 2.0 1.0 850 $2,595 $3.05 0d 1 0.42mi
311 Alabama St Unit 09 Huntington Beach, CA 2.0 1.0 850 $2,695 $3.17 16d 1 0.42mi
311 Alabama St Unit 10 Huntington Beach, CA 2.0 1.0 850 $2,695 $3.17 86d 1 0.42mi
8121 Foxhall Dr Huntington Beach, CA 3.0 1.5 1296 $4,800 $3.70 115d 1 0.42mi
420 Lake St #101 Huntington Beach, CA 2.0 2.0 1023 $4,000 $3.91 160d 1 0.44mi
420 Lake St #302 Huntington Beach, CA 1.0 1.0 706 $3,000 $4.25 0d 1 0.44mi
200 Pacific Coast Hwy Huntington Beach, CA 1.0–2.0 1.0–2.0 1064 $4,500 $4.23 128d 2 0.45mi
200 Pacific Coast Hwy Huntington Beach, CA 2.0 2.0–2.5 1240 $4,325 $3.49 103d 2 0.45mi
200 Pacific Coast Hwy #416 Huntington Beach, CA 2.0 2.0 1181 $4,100 $3.47 55d 1 0.45mi
509 Delaware St Huntington Beach, CA 3.0 2.0 1200 $3,200 $2.67 135d 1 0.46mi
509 Delaware St Unit A Huntington Beach, CA 3.0 2.0 1200 $3,200 $2.67 132d 1 0.46mi
430 Lake St #202 Huntington Beach, CA 2.0 2.0 1023 $3,850 $3.76 159d 1 0.47mi
224 Frankfort Ave Huntington Beach, CA 2.0 1.0 925 $3,750 $4.05 115d 1 0.50mi
8231 Deerfield Dr Huntington Beach, CA 1.0 1.0 726 $3,200 $4.41 29d 1 0.51mi
21281 Freeport Ln Huntington Beach, CA 3.0 2.5 1352 $3,900 $2.88 3d 1 0.52mi
616 Huntington St Huntington Beach, CA 2.0 2.0 968 $3,999 $4.13 107d 1 0.55mi
616 Huntington St Huntington Beach, CA 2.0 2.0 1032 $3,999 $3.88 104d 1 0.55mi

Property features AI

Finance

Other
CC & R disclosuresShort-term rentals not allowedWill not consider lease
Financial info
Monthly mobile home space rent: $3,500Land lease: lease typeListed for cash purchasePossession: close plus 2 days
HOA & community
No monthly association fee

Exterior

Parking
Total of 4 parking spaces2 covered spaces2 carport spacesDetached carport
Security
No security features listed
Utilities
Cable TV availableSewer: in-street, paid
Home design
Detached propertyOne storyDouble-wide mobile/manufactured homeAluminum skirtingLocated in a family park (Surf City Beach Cottages)
Construction
Pier jacks foundationAssessor-reported year builtProperty detached
Exterior features
Awning-covered patio with brick or tileCommunity pool and community spa (gunite, in-ground)Single lotOther road frontage

Interior

Kitchen
Gas range and gas cooktopStainless steel dishwasherGarbage disposalRefrigerator
Flooring
CarpetVinyl
Bathrooms
One full bathroomOne 3/4 bathroomDouble vanity(s)Tile showerShower and tubRemodeled bathrooms
Heating & cooling
Forced air heating (natural gas)No central cooling
Interior features
Drapes and window screensSliding glass doorsPartially furnishedLiving room entryDining area, living room and den/study
Laundry & utility
Washer and dryerWater heater unit

Listing history 50 events

  1. 2026-11-08
    days on market $95,000 Active 285 DOM
  2. 2026-11-07
    days on market $95,000 Active 284 DOM
  3. 2026-11-06
    days on market $95,000 Active 283 DOM
  4. 2026-11-05
    days on market $95,000 Active 282 DOM
  5. 2026-11-04
    days on market $95,000 Active 281 DOM
  6. 2026-11-02
    days on market $95,000 Active 279 DOM
  7. 2026-11-01
    days on market $95,000 Active 278 DOM
  8. 2026-10-31
    days on market $95,000 Active 277 DOM
  9. 2026-10-30
    days on market $95,000 Active 276 DOM
  10. 2026-10-29
    days on market $95,000 Active 275 DOM
  11. 2026-10-28
    days on market $95,000 Active 274 DOM
  12. 2026-10-27
    days on market $95,000 Active 273 DOM
  13. 2026-10-26
    days on market $95,000 Active 272 DOM
  14. 2026-10-25
    days on market $95,000 Active 271 DOM
  15. 2026-10-24
    days on market $95,000 Active 270 DOM
  16. 2026-10-23
    days on market $95,000 Active 269 DOM
  17. 2026-10-22
    days on market $95,000 Active 268 DOM
  18. 2026-10-21
    days on market $95,000 Active 267 DOM
  19. 2026-10-20
    days on market $95,000 Active 266 DOM
  20. 2026-10-19
    days on market $95,000 Active 265 DOM
  21. 2026-10-18
    days on market $95,000 Active 264 DOM
  22. 2026-10-17
    days on market $95,000 Active 263 DOM
  23. 2026-10-16
    days on market $95,000 Active 262 DOM
  24. 2026-10-15
    days on market $95,000 Active 261 DOM
  25. 2026-10-14
    days on market $95,000 Active 260 DOM
  26. 2026-10-13
    days on market $95,000 Active 259 DOM
  27. 2026-10-12
    days on market $95,000 Active 258 DOM
  28. 2026-10-11
    days on market $95,000 Active 257 DOM
  29. 2026-10-10
    days on market $95,000 Active 256 DOM
  30. 2026-10-09
    days on market $95,000 Active 255 DOM
  31. 2026-10-08
    days on market $95,000 Active 254 DOM
  32. 2026-10-07
    days on market $95,000 Active 253 DOM
  33. 2026-10-06
    days on market $95,000 Active 252 DOM
  34. 2026-10-05
    days on market $95,000 Active 251 DOM
  35. 2026-10-04
    days on market $95,000 Active 250 DOM
  36. 2026-10-03
    days on market $95,000 Active 249 DOM
  37. 2026-10-02
    days on market $95,000 Active 248 DOM
  38. 2026-10-01
    days on market $95,000 Active 247 DOM
  39. 2026-10-01
    price $95,000 Active 246 DOM
  40. 2026-09-30
    days on market $99,000 Active 246 DOM
  41. 2026-09-29
    days on market $99,000 Active 245 DOM
  42. 2026-09-28
    days on market $99,000 Active 244 DOM
  43. 2026-09-27
    days on market $99,000 Active 243 DOM
  44. 2026-09-26
    days on market $99,000 Active 242 DOM
  45. 2026-09-25
    days on market $99,000 Active 241 DOM
  46. 2026-09-24
    days on market $99,000 Active 240 DOM
  47. 2026-09-23
    days on market $99,000 Active 239 DOM
  48. 2026-09-22
    days on market $99,000 Active 238 DOM
  49. 2026-09-21
    days on market $99,000 Active 237 DOM
  50. 2026-09-20
    days on market $99,000 Active 236 DOM

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$35,946
− Mortgage interest
−$5,321
− Property taxes
−$1,425
− Insurance
−$475
− Repairs & maintenance
−$2,876
− Management
−$2,876
− Depreciation
−$2,764
Taxable income
$20,209
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$4,850
After-tax cash flow
$15,668/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $6,000–$18,000 screening

This manufactured home is move-in ready with tasteful upgrades and a good condition score, making it an attractive investment.

Value-add opportunities

  • Both Paint exterior — Enhances curb appeal and resale value ↑
  • Both Replace carpet — Fresh carpet improves comfort and aesthetics ↑
  • Both Replace kitchen appliances — Modern appliances increase appeal and functionality ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 80/100

Zoned Schools

Elementary John R. Peterson Elementary Middle Ethel Dwyer Middle High Huntington Beach High A- CA #45/1,170 Nat'l #1,121/17,239

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
C Composite livability gradescore 67/100

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 · 3,477,456 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
11% of renters

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%
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
—

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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…