16444 Bolsa Chica · Huntington Beach, CA 92649

$215,000

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 69 Days on market

Built 1998 Good condition 17 ac lot Est $200k · 8% over

---

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 +5.5/10.0
• ARV discount +4.0/15.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom + den/office 2 Bath * * * Quartz counter tops * * * vaulted ceilings * * * Inviting front porch * * * Private patio * * * Upgraded bathrooms * * * Upgrades lights and fixtures * * * two closets in the master bedroom.

Key facts

• Inviting front porch
• Private patio
• Vaulted ceilings

Tags

• QUARTZ COUNTER TOPS
• VAULTED CEILINGS
• INVITING FRONT PORCH
• PRIVATE PATIO
• UPGRADED BATHROOMS
• UPGRADES LIGHTS AND FIXTURES

Property features AI

Finance

• Financial info: Monthly land lease approximately $2,670 (park reported)
• HOA & community: Senior community; Suburban setting; Land lease through the park

Exterior

• Parking: Located in the Skandia park
• Utilities: Public sewer; Public/district water
• Home design: Single-story home; Mobile home remains on site; Mobile unit approximately 27 by 56 feet
• Construction: Year built estimated
• Exterior features: Community pool; Level-with-street lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Entry on the main level
• Laundry & utility: Washer/dryer hook-ups inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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; 30 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 39% 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 $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 + 2.2% rent growth), your $60k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

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 $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.86% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.47%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $199,500
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16444 Bolsa Chica St #71	0.00mi	3/2.0	1,541 (+3%)	18mo	$198,000	$128	81
16444 Bolsa Chica St #95	0.00mi	3/2.0	1,600 (+7%)	19mo	$109,900	$69	73
16444 Bolsa Chica St #57	0.00mi	3/2.0	1,325 (-12%)	10mo	$148,000	$112	72
16444 Bolsa Chica St #84	0.00mi	3/2.0	1,600 (+7%)	20mo	$129,000	$81	72
16444 Bolsa Chica St #14	0.00mi	2/2.0 (-1)	1,620 (+8%)	12mo	$265,000	$164	72
16444 Bolsa Chica St #61	0.00mi	2/2.0 (-1)	1,350 (-10%)	10mo	$180,000	$133	70
16444 Bolsa Chica St #20	0.00mi	3/2.0	1,680 (+12%)	20mo	$259,000	$154	64
16444 Bolsa Chica #42	0.52mi	3/2.0	1,440 (-4%)	13mo	$325,000	$226	58
16451 Makaha Ln	0.69mi	2/2.0 (-1)	1,344 (-10%)	7mo	$845,000	$629	40

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: 27.8%
• Equity multiple: 2.14×
• Total profit: $68,855
• Equity at exit: $32,057

10-year hold

• IRR: 34.8%
• Equity multiple: 4.07×
• Total profit: $184,531
• Equity at exit: $18,589

Cash invested: $60,200 (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: 4.5×

Monthly cashflow live

• Estimated rent: $4,006 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$841
• Net cashflow: $1,679

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 53%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16592 Jib Cir Unit B Huntington Beach, CA	3.0	2.5	1500	$4,300	$2.87	1d	1	0.21mi
5141 Cheryl Dr Huntington Beach, CA	3.0	1.5	1120	$4,200	$3.75	16d	1	0.33mi
16795 Roosevelt Ln Unit C Huntington Beach, CA	3.0	2.0	1600	$3,900	$2.44	1d	1	0.33mi
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
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	13d	1	0.38mi
4881 Kona Dr Unit A Huntington Beach, CA	3.0	2.5	1300	$3,295	$2.53	10d	1	0.40mi
16082 Schryer Ln Huntington Beach, CA	3.0	2.0	1214	$8,000	$6.59	3d	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
16907 Airport Cir Unit CI103 Huntington Beach, CA	4.0	3.0	1937	$4,700	$2.43	16d	1	0.45mi
4562 Heil Ave Unit 1 Huntington Beach, CA	3.0	2.0	1250	$3,750	$3.00	3d	1	0.52mi
16682 Dolores Ln Huntington Beach, CA	2.0	2.5	1700	$3,600	$2.12	10d	1	0.55mi
16941 Hoskins Ln Apt 1 Huntington Beach, CA	2.0	2.0	1255	$3,000	$2.39	21d	1	0.56mi
5192 Robinwood Dr Huntington Beach, CA	3.0	2.0	1232	$5,000	$4.06	1d	1	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
6002 Welde Cir Huntington Beach, CA	3.0	2.0	1284	$3,650	$2.84	10d	1	1.13mi
6200 Edinger Ave Huntington Beach, CA	1.0–3.0	1.0–2.0	851	$3,462	$4.07	1d	4	1.20mi
4021 Aladdin Dr Huntington Beach, CA	3.0	2.5	1496	$7,400	$4.95	1d	1	1.26mi
6281 Reubens Dr Huntington Beach, CA	4.0	2.0	1820	$4,895	$2.69	10d	1	1.26mi
6281 Reubens Dr Huntington Beach, CA	4.0	2.0	1820	$4,895	$2.69	1d	1	1.26mi
5832 Nordina Dr Huntington Beach, CA	3.0	2.0	1171	$4,399	$3.76	1d	1	1.26mi
6042 Stone Cir Huntington Beach, CA	4.0	2.0	1434	$4,995	$3.48	1d	1	1.28mi
5902 Nordina Dr Huntington Beach, CA	4.0	2.5	1840	$5,000	$2.72	10d	1	1.31mi
3832 Montego Dr Huntington Beach, CA	3.0	2.5	1826	$5,900	$3.23	16d	1	1.33mi
3726 Montego Dr Huntington Beach, CA	4.0	3.0	2057	$6,000	$2.92	7d	1	1.42mi
6401 Warner Ave Huntington Beach, CA	2.0–3.0	1.0–2.5	1145	$4,196	$3.66	1d	16	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $215,000 Active 69 DOM
2. 2026-06-17
   days on market $215,000 Active 68 DOM
3. 2026-06-16
   days on market $215,000 Active 67 DOM
4. 2026-06-15
   days on market $215,000 Active 66 DOM
5. 2026-06-13
   days on market $215,000 Active 64 DOM
6. 2026-06-13
   days on market $215,000 Active 63 DOM
7. 2026-06-10
   days on market $215,000 Active 61 DOM
8. 2026-06-09
   days on market $215,000 Active 60 DOM
9. 2026-06-08
   days on market $215,000 Active 59 DOM
10. 2026-06-07
    days on market $215,000 Active 58 DOM
11. 2026-06-04
    days on market $215,000 Active 55 DOM
12. 2026-06-03
    days on market $215,000 Active 54 DOM
13. 2026-06-02
    days on market $215,000 Active 53 DOM
14. 2026-06-01
    days on market $215,000 Active 52 DOM
15. 2026-05-31
    days on market $215,000 Active 51 DOM
16. 2026-04-10
    listed $215,000 Active

ⓘ 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: $48,077
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,846
• − Management: −$3,846
• − Depreciation: −$6,255
• Taxable income: $17,787
• Est. tax owed @ 24.0%: −$4,269
• After-tax cash flow: $15,882/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 · 10 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates, ready for a new owner to move in.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace light fixtures — Modernizes the home and improves energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace light fixtures — Modernizes the home and improves energy efficiency ↑

ⓘ 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: 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

• 2026-04-10 Listed $215,000 CRMLS