16444 Bolsa Chica · Huntington Beach, CA 92649

$215,000

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 132 Days on market

Manufactured home 55+ age-restricted Built 1998 Good condition 17 ac lot $143/sqft · 20% below area Est $270k · 20% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.9/10.0
• Schools +4.8/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.5

Listing remarks

16444 BOLSA CHICA ST # 20 HUNTINGTON BEACH CA 92649 This property listing highlights a modern manufactured home located within an exclusive senior living community in Huntington Beach. Built in 2017, the residence features a spacious layout measuring 30 feet wide and 56 feet long and includes 3 large bedrooms. and 2 bathrooms The interior is designed for comfort with high nine-foot ceilings and custom ceiling fans installed throughout the living spaces. A notable highlight is the primary suite, which boasts a private bathroom equipped with a full walk-in shower and a generous closet. central air & heat for added comfort.

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

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 $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 1.7% 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.
• 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.
• Zoned schools: Village View Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 361 students, 44% FRL); Marine View Middle (568 students, 47% FRL); Marina High (math 59% / reading 83%, grade B+, #104 of 1,170 statewide, top 9%, 2,089 students, 45% FRL).
• Zoned-school proficiency averages 48% at this address vs 60% district-wide (-12 pts) — the specific schools serving this property underperform the Ocean View average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.2%/yr); 125 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 $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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($189k) 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 $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.38% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.21%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $270,000
• List price: $215,000
• Delta: -20.37%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

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%)	21mo	$198,000	$128	78
16444 Bolsa Chica St #95	0.00mi	3/2.0	1,600 (+7%)	22mo	$109,900	$69	70
16444 Bolsa Chica St #57	0.00mi	3/2.0	1,325 (-12%)	13mo	$148,000	$112	70
16444 Bolsa Chica St #84	0.00mi	3/2.0	1,600 (+7%)	24mo	$129,000	$81	69
16444 Bolsa Chica St #14	0.00mi	2/2.0 (-1)	1,620 (+8%)	15mo	$265,000	$164	69
16444 Bolsa Chica St #61	0.00mi	2/2.0 (-1)	1,350 (-10%)	13mo	$180,000	$133	67
16444 Bolsa Chica St #20	0.00mi	3/2.0	1,680 (+12%)	23mo	$259,000	$154	61
16444 Bolsa Chica #42	0.52mi	3/2.0	1,440 (-4%)	16mo	$325,000	$226	56
16451 Makaha Ln	0.69mi	2/2.0 (-1)	1,344 (-10%)	10mo	$845,000	$629	37

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: 7.6%
• Equity multiple: 1.29×
• Total profit: $17,744
• Equity at exit: $32,057

10-year hold

• IRR: 16.2%
• Equity multiple: 2.27×
• Total profit: $76,517
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 6 under contract
• Months of supply: 16.0 mo (6%/mo absorbed)
• Median asking: $224,000 ($149/sqft)
• Median days on market: 68 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +21.1% above current asking $/sqft

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

ZIP-level market 92649

• Rents YoY: 2.2%
• Active inventory: 125
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,974 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $864

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,012	-5% $938	+0% $864	+5% $789	+10% $715
Rent	-10% $629	-5% $746	+0% $864	+5% $981	+10% $1,099
Rate	-1.0pp $972	-0.5pp $918	base $864	+0.5pp $808	+1.0pp $751

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16582 Jib Cir Unit 1 Huntington Beach, CA	3.0	2.0	1400	$4,140	$2.96	55d	1	0.19mi
16592 Jib Cir Unit B Huntington Beach, CA	3.0	2.5	1500	$4,300	$2.87	61d	1	0.21mi
16602 Jib Cir Apt C Huntington Beach, CA	3.0	2.5	1342	$3,990	$2.97	31d	1	0.22mi
16611 Jib Cir Apt 2 Huntington Beach, CA	2.0	1.5	1100	$2,875	$2.61	19d	1	0.24mi
4892 Oahu Dr Huntington Beach, CA	4.0	3.0	1902	$5,500	$2.89	0d	1	0.24mi
16701 Bolsa Chica St Apt B Huntington Beach, CA	2.0	2.0	1400	$2,850	$2.04	71d	1	0.27mi
16291 Hawaii Ln Huntington Beach, CA	4.0	2.0	1279	$5,000	$3.91	51d	1	0.33mi
5141 Cheryl Dr Huntington Beach, CA	3.0	1.5	1120	$4,200	$3.75	111d	1	0.33mi
16795 Roosevelt Ln Unit C Huntington Beach, CA	3.0	2.0	1600	$3,900	$2.44	61d	1	0.33mi
16131 Warren Ln Huntington Beach, CA	3.0	1.5	1299	$4,500	$3.46	24d	1	0.36mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	111d	1	0.38mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	93d	1	0.38mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	108d	1	0.38mi
4881 Kona Dr Unit A Huntington Beach, CA	3.0	2.5	1300	$3,295	$2.53	106d	1	0.40mi
16821 Green Ln Unit B (LEASE ONLY) Huntington Beach, CA	3.0	2.5	1132	$3,800	$3.36	78d	1	0.43mi
16082 Schryer Ln Huntington Beach, CA	3.0	2.0	1214	$8,000	$6.59	98d	1	0.44mi
16791 Wanderly Ln Huntington Beach, CA	4.0	3.0	2229	$6,100	$2.74	26d	1	0.45mi
16842 Hoskins Ln Unit A Huntington Beach, CA	3.0	2.0	1072	$3,195	$2.98	98d	1	0.45mi
5082 Edinger Ave Huntington Beach, CA	3.0	2.0	1278	$4,500	$3.52	78d	1	0.45mi
16907 Airport Cir Unit CI103 Huntington Beach, CA	4.0	3.0	1937	$4,700	$2.43	111d	1	0.45mi
5542 Fernhill Cir Unit C Huntington Beach, CA	2.0	1.0	1200	$2,600	$2.17	58d	1	0.47mi
16402 Birdie Ln Huntington Beach, CA	3.0	2.0	1314	$4,500	$3.42	0d	1	0.51mi
16402 Birdie Ln Huntington Beach, CA	3.0	2.0	1314	$4,700	$3.58	48d	1	0.51mi
4562 Heil Ave Unit 1 Huntington Beach, CA	3.0	2.0	1250	$3,750	$3.00	98d	1	0.52mi
16682 Dolores Ln Huntington Beach, CA	2.0	2.5	1700	$3,600	$2.12	106d	1	0.55mi
16941 Hoskins Ln Apt 1 Huntington Beach, CA	2.0	2.0	1255	$3,000	$2.39	117d	1	0.56mi
16941 Hoskins Ln Apt 4 Huntington Beach, CA	2.0	2.0	1255	$3,000	$2.39	35d	1	0.56mi
4526 Heil Ave Huntington Beach, CA	2.0	2.5	1272	$3,500	$2.75	4d	1	0.56mi
16851 Blanton Ln Unit Blanton A Huntington Beach, CA	3.0	2.5	1400	$3,575	$2.55	71d	1	0.57mi
4682 Milo Dr Apt A Huntington Beach, CA	2.0	1.5	1344	$2,950	$2.19	61d	1	0.58mi
5131 Dunbar Dr Huntington Beach, CA	2.0	2.0	1500	$3,100	$2.07	61d	1	0.59mi
17062 Harbor Bluffs Cir Apt C Huntington Beach, CA	2.0	2.0	1100	$3,100	$2.82	0d	1	0.59mi
5192 Robinwood Dr Huntington Beach, CA	3.0	2.0	1232	$5,000	$4.06	93d	1	0.62mi
5621 Clark Dr Huntington Beach, CA	3.0	2.0	1277	$4,000	$3.13	85d	1	0.62mi
5662 Littler Dr Unit A Huntington Beach, CA	3.0	2.0	1200	$4,000	$3.33	80d	1	0.66mi
16121 Fantasia Ln Huntington Beach, CA	3.0	2.0	1232	$4,495	$3.65	26d	1	0.68mi
16852 Algonquin St Huntington Beach, CA	2.0	2.5	1118	$3,100	$2.77	31d	1	0.69mi
4591 Warner Ave #205 Huntington Beach, CA	3.0	2.0	1297	$4,375	$3.37	9d	1	0.71mi
5681 Mangrum Dr Huntington Beach, CA	3.0	2.0	1132	$4,995	$4.41	85d	1	0.72mi
4292 Lahaina Dr Huntington Beach, CA	3.0	2.0	1624	$3,875	$2.39	61d	1	0.72mi

Property features AI

Finance

• Financial info: Monthly land lease approximately $2,670 (park reported)
• HOA & community: Senior communitySuburban settingLand lease through the park

Exterior

• Parking: Located in the Skandia park
• Utilities: Public sewerPublic/district water
• Home design: Single-story homeMobile home remains on siteMobile unit approximately 27 by 56 feet
• Construction: Year built estimated
• Exterior features: Community poolLevel-with-street lot

Interior

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

Listing history 50 events

1. 2026-08-29
   days on market $215,000 Active 132 DOM
2. 2026-08-28
   days on market $215,000 Active 131 DOM
3. 2026-08-27
   days on market $215,000 Active 130 DOM
4. 2026-08-26
   days on market $215,000 Active 129 DOM
5. 2026-08-25
   days on market $215,000 Active 128 DOM
6. 2026-08-24
   days on market $215,000 Active 127 DOM
7. 2026-08-23
   days on market $215,000 Active 126 DOM
8. 2026-08-22
   days on market $215,000 Active 125 DOM
9. 2026-08-21
   days on market $215,000 Active 124 DOM
10. 2026-08-20
    days on market $215,000 Active 123 DOM
11. 2026-08-19
    days on market $215,000 Active 122 DOM
12. 2026-08-18
    days on market $215,000 Active 121 DOM
13. 2026-08-17
    days on market $215,000 Active 120 DOM
14. 2026-08-16
    days on market $215,000 Active 119 DOM
15. 2026-08-15
    days on market $215,000 Active 118 DOM
16. 2026-08-14
    days on market $215,000 Active 117 DOM
17. 2026-08-13
    days on market $215,000 Active 116 DOM
18. 2026-08-12
    days on market $215,000 Active 115 DOM
19. 2026-08-11
    days on market $215,000 Active 114 DOM
20. 2026-08-10
    days on market $215,000 Active 113 DOM
21. 2026-08-09
    days on market $215,000 Active 112 DOM
22. 2026-08-08
    days on market $215,000 Active 111 DOM
23. 2026-08-07
    days on market $215,000 Active 110 DOM
24. 2026-08-06
    days on market $215,000 Active 109 DOM
25. 2026-08-05
    days on market $215,000 Active 108 DOM
26. 2026-08-04
    days on market $215,000 Active 107 DOM
27. 2026-08-03
    days on market $215,000 Active 106 DOM
28. 2026-07-31
    days on market $215,000 Active 103 DOM
29. 2026-07-30
    days on market $215,000 Active 102 DOM
30. 2026-07-30
    days on market $215,000 Active 101 DOM
31. 2026-07-28
    pricedays on marketlisting id $215,000 Active 100 DOM
32. 2026-07-26
    days on market $270,000 Active 9 DOM
33. 2026-07-24
    days on market $270,000 Active 7 DOM
34. 2026-07-23
    days on market $270,000 Active 6 DOM
35. 2026-07-22
    days on market $270,000 Active 5 DOM
36. 2026-07-21
    days on market $270,000 Active 4 DOM
37. 2026-07-20
    days on market $270,000 Active 3 DOM
38. 2026-07-18
    remarks 691-char remark
39. 2026-07-18
    pricestatusdays on marketlisting id $270,000 Active 1 DOM
40. 2026-07-07
    status $215,000 Pending Sale 88 DOM
41. 2026-07-07
    days on market $215,000 Active 88 DOM
42. 2026-07-06
    days on market $215,000 Active 87 DOM
43. 2026-07-05
    days on market $215,000 Active 86 DOM
44. 2026-07-05
    days on market $215,000 Active 85 DOM
45. 2026-07-03
    days on market $215,000 Active 84 DOM
46. 2026-07-02
    days on market $215,000 Active 83 DOM
47. 2026-07-01
    days on market $215,000 Active 82 DOM
48. 2026-06-30
    days on market $215,000 Active 81 DOM
49. 2026-06-29
    days on market $215,000 Active 80 DOM
50. 2026-06-28
    days on market $215,000 Active 79 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 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $35,687
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,855
• − Management: −$2,855
• − Depreciation: −$6,255
• Taxable income: $7,379
• Est. tax owed @ 24.0%: −$1,771
• After-tax cash flow: $8,592/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 Est. rehab $7,500–$22,500 screening

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 ↑

ⓘ 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.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Village View Elementary F CA #973/1,571 Nat'l #30,133/41,679 Middle Marine View Middle High Marina High B+ CA #104/1,170 Nat'l #2,035/17,239

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

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): 35,346
• Household income: $123,257
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Monthly land lease approximately $2,670 (park reported)
• HOA & community: Senior communitySuburban settingLand lease through the park

Exterior

• Parking: Located in the Skandia park
• Utilities: Public sewerPublic/district water
• Home design: Single-story homeMobile home remains on siteMobile unit approximately 27 by 56 feet
• Construction: Year built estimated
• Exterior features: Community poolLevel-with-street lot

Interior

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

Price history

1 event — show timeline

• 2026-04-10 Listed $215,000 CRMLS