16444 Bolsa Chica #26 · Huntington Beach, CA 92649

$169,900

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 62 Days on market

Built 1966 Est $146k · 16% 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 +5.5/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Senior Park 55+/35+ 2295.00 space rent 2 bed 2 bath, 4 year old roof and furnace Newer Piers and Recent Leveling Serial #s0626XX/U

Key facts

• Upgraded baths
• Community amenities
• Open layout

Tags

• REMODELED HOME
• CHEF INSPIRED KITCHEN
• BRAND NEW HVAC SYSTEM
• COMMUNITY AMENITIES
• OPEN LAYOUT
• UPGRADED BATHS

Property features AI

Finance

• Other: Manager approval required for the park; Pets allowed (dogs and cats allowed with size and number limits)
• Financial info: Land lease applies
• HOA & community: Senior community; Park name: Scandia Country Club

Exterior

• Parking: Carport (2 spaces); 1-car garage; Total of 3 parking spaces; Has parking
• Utilities: Standard electric service; Natural gas connected; Sewer connected (private sewer); Water connected (district/public); Electricity connected
• Home design: Mobile home (20' x 50') remains on site; Double body type; Single-story; Entry at street level; Access via paved city streets; Located in Scandia Country Club (senior community, urban setting)
• Construction: Vinyl siding; Drywall walls; Asphalt roof; Pillar/post/pier foundation; Year built per public records
• Exterior features: Covered and screened front porch; Front porch and additional porch areas; Enclosed glass porch; Enclosed patio; Open patio; Deck; Has patio; Community pool

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Quartz counters; Pots & pan drawers; Self-closing cabinet doors and drawers; Remodeled kitchen; Garbage disposal; Microwave; Self-cleaning oven; Free-standing range; Ice maker; Water line to refrigerator; Dishwasher
• Bedrooms: Primary bedroom on main floor; All bedrooms on main floor; Primary suite
• Flooring: Vinyl flooring
• Bathrooms: Remodeled bathrooms; Quartz counters in bathrooms; Shower; Shower in tub; Bathtub; Exhaust fan(s); Vanity area
• Heating & cooling: Central furnace; Fireplace (heating source)
• Interior features: Quartz counters throughout; Built-in storage; Ceiling fan; Living room deck attached; Recessed lighting; Open floor plan; Bay window; Sliding glass door(s); One level (single-story); Community spa
• Laundry & utility: Washer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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.
• 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; 40 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 30% 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 $48k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.
• Current owner paid $45k; list at $170k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.82% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.14%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $146,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5200 Heil Ave #8	0.15mi	2/2.0	978 (-2%)	7mo	$143,000	$146	83
5200 Heil Ave #18	0.15mi	2/2.0	960 (-4%)	6mo	$160,000	$167	82
5200 Heil #25	0.15mi	2/2.0	1,040 (+4%)	9mo	$150,000	$144	79
5200 Heil Ave #7	0.15mi	2/2.0	1,080 (+8%)	1mo	$125,000	$116	79
5200 Heil Ave #64	0.15mi	2/2.0	1,117 (+12%)	1mo	$250,301	$224	73
5200 Heil Ave #53	0.18mi	2/2.0	1,128 (+13%)	10mo	$119,500	$106	62

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: 26.2%
• Equity multiple: 2.07×
• Total profit: $51,111
• Equity at exit: $25,333

10-year hold

• IRR: 33.4%
• Equity multiple: 3.92×
• Total profit: $138,847
• Equity at exit: $14,690

Cash invested: $47,572 (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: 4.6×

Monthly cashflow live

• Estimated rent: $3,099 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $1,274

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 54%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4901 Heil Ave Huntington Beach, CA	1.0	1.0	675	$2,112	$3.13	1d	4	0.17mi
16592 Jib Cir Unit B Huntington Beach, CA	3.0	2.5	1500	$4,300	$2.87	1d	1	0.21mi
4881 Vista Dr Unit 3 Huntington Beach, CA	2.0	2.0	902	$3,200	$3.55	1d	1	0.25mi
5141 Cheryl Dr Huntington Beach, CA	3.0	1.5	1120	$4,200	$3.75	16d	1	0.33mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	13d	1	0.38mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	15d	1	0.38mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	1d	1	0.38mi
4881 Kona Dr Unit A Huntington Beach, CA	3.0	2.5	1300	$3,295	$2.53	10d	1	0.40mi
16701 Lynn Ln Apt C Huntington Beach, CA	2.0	2.0	1000	$2,600	$2.60	10d	1	0.43mi
16082 Schryer Ln Huntington Beach, CA	3.0	2.0	1214	$8,000	$6.59	2d	1	0.44mi
16752 Lynn Ln Apt C Huntington Beach, CA	1.0	1.0	800	$2,350	$2.94	2d	1	0.44mi
16842 Hoskins Ln Unit A Huntington Beach, CA	3.0	2.0	1072	$3,195	$2.98	2d	1	0.45mi
5082 Edinger Ave Huntington Beach, CA	3.0	2.0	1278	$4,500	$3.52	1d	1	0.45mi
4922 Edinger Ave Huntington Beach, CA	2.0	2.0	1000	$2,800	$2.80	10d	1	0.47mi
16581 Le Grande Ln Unit B Huntington Beach, CA	1.0	1.0	700	$2,075	$2.96	1d	1	0.49mi
4608 Via Vista Cir #4 Huntington Beach, CA	2.0	1.0	855	$2,899	$3.39	10d	1	0.49mi
4562 Heil Ave Unit 1 Huntington Beach, CA	3.0	2.0	1250	$3,750	$3.00	2d	1	0.52mi
16862 Lynn Ln Apt E Huntington Beach, CA	2.0	1.0	970	$2,625	$2.71	19d	1	0.52mi
16862 Lynn Ln Unit F Huntington Beach, CA	1.0	1.0	820	$2,195	$2.68	19d	1	0.52mi
16872 Lynn Ln Unit 72B Huntington Beach, CA	1.0	1.0	820	$2,195	$2.68	19d	1	0.53mi
16941 Hoskins Ln Apt 1 Huntington Beach, CA	2.0	2.0	1255	$3,000	$2.39	21d	1	0.56mi
17052 Green Ln Huntington Beach, CA	1.0	1.0	731	$2,395	$3.28	1d	3	0.58mi
16862 Coach Ln Huntington Beach, CA	2.0	1.0	1000	$3,500	$3.50	1d	1	0.59mi
16682 Algonquin St Apt C Huntington Beach, CA	2.0	2.0	800	$2,695	$3.37	10d	1	0.61mi
16682 Algonquin St Huntington Beach, CA	2.0	2.0	1000	$2,695	$2.69	19d	1	0.61mi
5192 Robinwood Dr Huntington Beach, CA	3.0	2.0	1232	$5,000	$4.06	1d	1	0.62mi
4675 Twintree Dr Huntington Beach, CA	2.0	1.5	960	$3,495	$3.64	1d	1	0.62mi
4701 Warner Ave Huntington Beach, CA	1.0–2.0	1.0	870	$2,895	$3.33	1d	4	0.62mi
5681 Mangrum Dr Huntington Beach, CA	3.0	2.0	1132	$4,995	$4.41	1d	1	0.72mi
16700 Saybrook Ln Huntington Beach, CA	1.0–2.0	1.0–2.0	1082	$3,670	$3.39	1d	10	0.75mi
5952 Par Cir Huntington Beach, CA	3.0	2.0	1437	$5,400	$3.76	13d	1	0.90mi
5641 Tilburg Dr Huntington Beach, CA	3.0	2.0	1188	$4,495	$3.78	1d	1	1.03mi
16102 Springdale St Huntington Beach, CA	1.0	1.0	684	$2,061	$3.01	1d	6	1.03mi
17101 Springdale St Huntington Beach, CA	1.0	1.0	780	$2,640	$3.38	1d	1	1.04mi
17101 Springdale St Huntington Beach, CA	1.0	1.0	780	$2,640	$3.38	13d	1	1.04mi
6100 Edinger Ave Unit 509 Huntington Beach, CA	2.0	2.0	950	$3,500	$3.68	3d	1	1.11mi
6100 Edinger Ave Apt 726 Huntington Beach, CA	1.0	1.0	720	$2,000	$2.78	1d	1	1.12mi
6100 Edinger Ave Apt 602 Huntington Beach, CA	2.0	2.0	950	$2,800	$2.95	1d	1	1.12mi
6002 Welde Cir Huntington Beach, CA	3.0	2.0	1284	$3,650	$2.84	10d	1	1.13mi
6100 Edinger Ave Apt 327 Huntington Beach, CA	1.0	1.0	720	$2,250	$3.12	1d	1	1.15mi

Listing history 27 events

1. 2026-06-18
   days on market $169,900 Active 62 DOM
2. 2026-06-17
   days on market $169,900 Active 61 DOM
3. 2026-06-16
   days on market $169,900 Active 60 DOM
4. 2026-06-15
   days on market $169,900 Active 59 DOM
5. 2026-06-13
   days on market $169,900 Active 57 DOM
6. 2026-06-13
   days on market $169,900 Active 56 DOM
7. 2026-06-10
   days on market $169,900 Active 54 DOM
8. 2026-06-09
   days on market $169,900 Active 53 DOM
9. 2026-06-08
   days on market $169,900 Active 52 DOM
10. 2026-06-07
    days on market $169,900 Active 51 DOM
11. 2026-06-04
    days on market $169,900 Active 48 DOM
12. 2026-06-03
    days on market $169,900 Active 47 DOM
13. 2026-06-02
    days on market $169,900 Active 46 DOM
14. 2026-06-01
    days on market $169,900 Active 45 DOM
15. 2026-05-31
    days on market $169,900 Active 44 DOM
16. 2026-05-05
    price $169,900
17. 2026-04-27
    status Active
18. 2026-04-26
    historical
19. 2026-04-17
    listed $175,500 Active
20. 2025-01-14
    historical
21. 2024-11-11
    price $67,000
22. 2024-10-03
    price $79,900
23. 2024-07-22
    listed $89,000 Active
24. 2023-06-01
    soldstatus $45,000 Closed Sale 133-char remark

    Show marketing remark (133 chars)

    Senior Park 55+/35+ 2295.00 space rent 2 bed 2 bath, 4 year old roof and furnace Newer Piers and Recent Leveling Serial #s0626XX/U

25. 2023-05-05
    status Pending Sale 133-char remark

    Show marketing remark (133 chars)

    Senior Park 55+/35+ 2295.00 space rent 2 bed 2 bath, 4 year old roof and furnace Newer Piers and Recent Leveling Serial #s0626XX/U

26. 2023-03-01
    price $49,000 133-char remark

    Show marketing remark (133 chars)

    Senior Park 55+/35+ 2295.00 space rent 2 bed 2 bath, 4 year old roof and furnace Newer Piers and Recent Leveling Serial #s0626XX/U

27. 2023-01-23
    listed $59,000 Active 133-char remark

    Show marketing remark (133 chars)

    Senior Park 55+/35+ 2295.00 space rent 2 bed 2 bath, 4 year old roof and furnace Newer Piers and Recent Leveling Serial #s0626XX/U

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,192
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,975
• − Management: −$2,975
• − Depreciation: −$4,943
• Taxable income: $13,384
• Est. tax owed @ 24.0%: −$3,212
• After-tax cash flow: $12,080/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

+188.0% since first listed

12 events — show timeline

• 2026-05-05 Price Changed $169,900 CRMLS
• 2026-04-27 Relisted — CRMLS
• 2026-04-26 Listing Removed — CRMLS
• 2026-04-17 Listed $175,500 CRMLS
• 2025-01-14 Listing Removed — CRMLS
• 2024-11-11 Price Changed $67,000 CRMLS
• 2024-10-03 Price Changed $79,900 CRMLS
• 2024-07-22 Listed $89,000 CRMLS
• 2023-06-01 Sold (MLS) $45,000 CRMLS
• 2023-05-05 Pending — CRMLS
• 2023-03-01 Price Changed $49,000 CRMLS
• 2023-01-23 Listed $59,000 CRMLS