1001 W Lambert Rd #127 · La Habra, CA 90631

$149,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 246 Days on market

Built 1972 Est $212k · 30% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You'll love the vaulted ceilings in this 2 bedroom 2 bathroom home in the Friendly Village Senior Community in La Habra. This home was renovated in the last 3 years with an upgraded kitchen and bathrooms. Living room, dining room, and kitchen have an open feel and have large windows that allow in an ample amount of natural light. The spacious main bedroom has 2 closets and en suite bathroom. Both bathrooms feature walk in showers for easy access. There is a laundry area directly off the kitchen with cabinets for storage, washer, dryer, and fridge included. Outdoor space features a covered concrete patio, a large mature avocado tree, shed, and covered tandem parking.

Key facts

• Avocado tree
• Covered patio
• Club house

Tags

• GRANITE COUNTER TOPS
• COVERED PATIO
• FRUIT TREES
• AVOCADO TREE
• CLUB HOUSE
• GYM

Property features AI

Finance

• Other: Park name: Friendly Village; Lot density noted as 36-40 units/acre
• Financial info: Land lease amount: $1,654
• HOA & community: Senior community; Land lease (monthly)

Exterior

• Parking: Located in Friendly Village park
• Utilities: 220V in laundry; Public sewer available; District/Public water
• Home design: Single-story; Mobile home remains on site; Mobile dimensions approximately 24' x 56'; Living area per assessor's data
• Construction: Year built per assessor
• Exterior features: Community pool; Sidewalks

Interior

• Kitchen: Water heater unit
• Bedrooms: Entry level: 1
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Ceiling fan; Main entrance
• Laundry & utility: Laundry in an individual room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 2.1% in La Habra — 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 65/100 on livability (#384 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: schools D+, crime D+, health & safety D+.
• Fullerton Joint Union High (suburban): math 51% / reading 66% proficiency, ranked #82 of 517 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 139 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 31% of the median local income ($104k/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 $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 + 3.4% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $21k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.81% ✓
• Cap rate: 15.11%
• Cash-on-cash: 31.50%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $211,968
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Lambert Rd Spc 40	0.22mi	2/2.0	1,140 (-1%)	13mo	$210,000	$184	77
1001 W Lambert Rd #289	0.00mi	2/2.0	1,248 (+8%)	14mo	$170,000	$136	74
1001 Lambert Rd #15	0.22mi	2/2.0	1,296 (+12%)	14mo	$190,000	$147	57
1750 W Lambert Rd #141	0.51mi	3/2.0 (+1)	1,200 (+4%)	13mo	$275,000	$229	54
1731 W Lambert Rd #32	0.51mi	3/2.0 (+1)	1,205 (+5%)	18mo	$200,000	$166	49
1750 W Lambert Rd #139	0.51mi	3/2.0 (+1)	1,312 (+14%)	18mo	$285,000	$217	33

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.12×
• Total profit: $46,686
• Equity at exit: $22,216

10-year hold

• IRR: 34.7%
• Equity multiple: 4.23×
• Total profit: $134,910
• Equity at exit: $12,883

Cash invested: $41,720 (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 90631

• Rents YoY: 3.4%
• Active inventory: 139
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,690 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $1,095

Break-even live

Break-even rent $1,303

Max offer price $149,000

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 S Idaho St Unit 320-14 La Habra, CA	2.0	1.0	865	$2,590	$2.99	24d	1	0.16mi
360 S Idaho St La Habra, CA	1.0–2.0	1.0	702	$2,640	$3.76	1d	3	0.16mi
360 S Idaho St Unit 300-15 La Habra, CA	2.0	1.0	865	$2,640	$3.05	17d	1	0.16mi
350 S Monte Vista St Unit 352F La Habra, CA	2.0	1.0	925	$2,200	$2.38	1d	1	0.19mi
321 S Monte Vista St La Habra, CA	2.0	1.0	950	$2,500	$2.63	1d	1	0.20mi
900 W Lambert Rd La Habra, CA	2.0	2.0	1000	$2,745	$2.75	1d	1	0.22mi
606 W 4th Ave La Habra, CA	2.0	1.0	800	$2,550	$3.19	1d	1	0.30mi
1210 W Lambert Rd La Habra, CA	2.0	1.0	1053	$2,550	$2.42	1d	1	0.30mi
1350 W Lambert Rd La Habra, CA	1.0–2.0	1.0	775	$2,600	$3.35	1d	2	0.30mi
732 W Lambert Rd #34 La Habra, CA	1.0	1.0	700	$2,400	$3.43	1d	1	0.33mi
881 W La Habra Blvd Unit 9016U La Habra, CA	2.0	2.0	907	$2,295	$2.53	15d	1	0.35mi
901 S Idaho St La Habra, CA	1.0–2.0	1.0	769	$2,749	$3.57	1d	15	0.39mi
1480 W Lambert Rd #300 La Habra, CA	3.0	1.0	1023	$3,250	$3.18	1d	1	0.43mi
401 N Idaho St Unit 401-26-upstairs La Habra, CA	2.0	1.0	844	$1,995	$2.36	1d	1	0.55mi
401 N Idaho St Unit 40114--DOWNSTAIRS La Habra, CA	1.0	1.0	756	$1,725	$2.28	1d	1	0.55mi
971 S Idaho St La Habra, CA	3.0	2.0	1073	$3,100	$2.89	1d	1	0.57mi
200 W Olive Ave La Habra, CA	2.0	2.0	1050	$2,950	$2.81	1d	1	0.57mi
101 W Olive Ave Unit A La Habra, CA	3.0	1.5	1100	$2,950	$2.68	17d	1	0.61mi
515 W Florence Ave #1 La Habra, CA	3.0	2.0	1264	$4,500	$3.56	1d	1	0.63mi
701 W Imperial Hwy La Habra, CA	1.0–2.0	1.0	787	$2,635	$3.35	1d	3	0.65mi
861 Glencliff St La Habra, CA	1.0–2.0	1.0–1.5	855	$2,925	$3.42	1d	1	0.67mi
920 Glencliff St La Habra, CA	1.0	1.0	700	$2,000	$2.86	1d	1	0.67mi
1151 S Walnut St La Habra, CA	1.0–2.0	1.0–2.0	1251	$2,985	$2.39	1d	2	0.68mi
490 N Walnut St La Habra, CA	2.0	1.0	750	$2,512	$3.35	1d	2	0.69mi
510 Ridgeway Ln Unit B La Habra, CA	2.0	1.0	880	$2,525	$2.87	1d	1	0.79mi
521 Ridgeway Ln Unit 6 La Habra, CA	2.0	1.0	900	$2,080	$2.31	1d	1	0.82mi
951 S Beach Blvd La Habra, CA	1.0–2.0	1.0–2.0	988	$3,586	$3.63	1d	13	0.84mi
930 W Country Ter Unit 34 La Habra, CA	3.0	2.5	1493	$3,800	$2.55	1d	1	0.85mi
850 Citrus Dr La Habra, CA	1.0–3.0	1.0	850	$2,295	$2.70	1d	1	0.90mi
2301 W La Habra Blvd La Habra, CA	1.0	1.0	750	$2,250	$3.00	1d	1	0.93mi
911 N Walnut St Unit H La Habra, CA	1.0	1.0	850	$1,950	$2.29	1d	1	0.98mi
2260 Kenrich Ct La Habra, CA	2.0	1.0	800	$2,595	$3.24	1d	1	1.16mi
2250 Kenrich Ct Unit 2252B La Habra, CA	2.0	1.0	800	$2,595	$3.24	1d	1	1.17mi
703 E Stearns Ave Unit 707-C La Habra, CA	2.0	1.0	950	$2,695	$2.84	1d	1	1.17mi
171 S Valencia St Unit 3 La Habra, CA	2.0	2.0	1000	$2,450	$2.45	1d	1	1.23mi
11833 Pounds Ave Whittier, CA	3.0	2.0	1260	$4,000	$3.17	1d	1	1.35mi
1236 Devonshire Ln La Habra, CA	3.0	2.5	1175	$3,895	$3.31	1d	1	1.36mi
1501 S Beach Blvd La Habra, CA	1.0–2.0	1.0–2.0	955	$3,467	$3.63	1d	15	1.46mi
640 Ward St Unit 2 La Habra, CA	2.0	1.0	950	$2,195	$2.31	17d	1	1.49mi

Listing history 36 events

1. 2026-06-18
   days on market $149,000 Active 246 DOM
2. 2026-06-17
   pricedays on market $149,000 Active 245 DOM
3. 2026-06-16
   days on market $159,900 Active 244 DOM
4. 2026-06-15
   days on market $159,900 Active 243 DOM
5. 2026-06-13
   days on market $159,900 Active 241 DOM
6. 2026-06-09
   days on market $159,900 Active 237 DOM
7. 2026-06-08
   days on market $159,900 Active 236 DOM
8. 2026-06-07
   days on market $159,900 Active 235 DOM
9. 2026-06-04
   days on market $159,900 Active 232 DOM
10. 2026-06-03
    days on market $159,900 Active 231 DOM
11. 2026-06-02
    days on market $159,900 Active 230 DOM
12. 2026-06-01
    days on market $159,900 Active 229 DOM
13. 2026-05-31
    days on market $159,900 Active 228 DOM
14. 2026-01-10
    price $159,900
15. 2026-01-09
    price $159,000
16. 2025-10-15
    listed $169,900 Active
17. 2025-04-08
    historical
18. 2025-04-03
    status Active
19. 2025-04-03
    price $169,900
20. 2025-04-01
    historical
21. 2025-01-29
    price $159,000
22. 2025-01-02
    price $189,000
23. 2025-01-02
    listed $179,000 Active
24. 2021-12-07
    soldstatus $120,000 Closed Sale 674-char remark

    Show marketing remark (674 chars)

    You'll love the vaulted ceilings in this 2 bedroom 2 bathroom home in the Friendly Village Senior Community in La Habra. This home was renovated in the last 3 years with an upgraded kitchen and bathrooms. Living room, dining room, and kitchen have an open feel and have large windows that allow in an ample amount of natural light. The spacious main bedroom has 2 closets and en suite bathroom. Both bathrooms feature walk in showers for easy access. There is a laundry area directly off the kitchen with cabinets for storage, washer, dryer, and fridge included. Outdoor space features a covered concrete patio, a large mature avocado tree, shed, and covered tandem parking.

25. 2021-12-06
    status Pending Sale 674-char remark

    Show marketing remark (674 chars)

    You'll love the vaulted ceilings in this 2 bedroom 2 bathroom home in the Friendly Village Senior Community in La Habra. This home was renovated in the last 3 years with an upgraded kitchen and bathrooms. Living room, dining room, and kitchen have an open feel and have large windows that allow in an ample amount of natural light. The spacious main bedroom has 2 closets and en suite bathroom. Both bathrooms feature walk in showers for easy access. There is a laundry area directly off the kitchen with cabinets for storage, washer, dryer, and fridge included. Outdoor space features a covered concrete patio, a large mature avocado tree, shed, and covered tandem parking.

26. 2021-11-05
    historical Active Under Contract 674-char remark

    Show marketing remark (674 chars)

    You'll love the vaulted ceilings in this 2 bedroom 2 bathroom home in the Friendly Village Senior Community in La Habra. This home was renovated in the last 3 years with an upgraded kitchen and bathrooms. Living room, dining room, and kitchen have an open feel and have large windows that allow in an ample amount of natural light. The spacious main bedroom has 2 closets and en suite bathroom. Both bathrooms feature walk in showers for easy access. There is a laundry area directly off the kitchen with cabinets for storage, washer, dryer, and fridge included. Outdoor space features a covered concrete patio, a large mature avocado tree, shed, and covered tandem parking.

27. 2021-10-04
    listed $125,000 Active 674-char remark

    Show marketing remark (674 chars)

    You'll love the vaulted ceilings in this 2 bedroom 2 bathroom home in the Friendly Village Senior Community in La Habra. This home was renovated in the last 3 years with an upgraded kitchen and bathrooms. Living room, dining room, and kitchen have an open feel and have large windows that allow in an ample amount of natural light. The spacious main bedroom has 2 closets and en suite bathroom. Both bathrooms feature walk in showers for easy access. There is a laundry area directly off the kitchen with cabinets for storage, washer, dryer, and fridge included. Outdoor space features a covered concrete patio, a large mature avocado tree, shed, and covered tandem parking.

28. 2015-08-31
    soldstatus $29,000 Closed Sale
29. 2015-08-15
    status Pending Sale
30. 2015-08-10
    price $29,900
31. 2015-07-08
    price $39,900
32. 2015-05-15
    status Active
33. 2015-05-04
    status Pending Sale
34. 2015-05-01
    listed $45,000 Active
35. 2004-05-04
    historical
36. 2004-05-04
    listed $89,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,278
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − Depreciation: −$4,335
• Taxable income: $11,453
• Est. tax owed @ 24.0%: −$2,749
• After-tax cash flow: $10,394/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: Fullerton Joint Union High
• NCES district ID: 0614760
• Math proficiency: 51% ▲ 7.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $66,666
• Composite: 51.37/100
• National rank: #1735
• State rank: #82 of 517 in CA

Livability — La Habra

• Score: 65/100
• State rank: #384
• US rank: #13097

Category grades

Amenities F Commute A+ Cost of living F Crime D+ Employment A+ Housing B- Health & safety D+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Habra, CA
• County: Orange County · 3,096,323 people
• City population: 68,309
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 68,309
• Household income: $104,251
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 2093.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 56% White 26% Two or more races 22% Asian 12% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 25% · Canada, South Korea, China
• Languages at home: 53% English-only · Spanish 36% Korean 4% Chinese 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: ▼ -757.47%
• Current HPI: 399.4947
• Rent YoY: ▲ 3.38%
• 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

+79.7% since first listed

23 events — show timeline

• 2026-01-10 Price Changed $159,900 CRMLS
• 2026-01-09 Price Changed $159,000 CRMLS
• 2025-10-15 Listed $169,900 CRMLS
• 2025-04-08 Listing Removed — CRMLS
• 2025-04-03 Relisted — CRMLS
• 2025-04-03 Price Changed $169,900 CRMLS
• 2025-04-01 Listing Removed — CRMLS
• 2025-01-29 Price Changed $159,000 CRMLS
• 2025-01-02 Price Changed $189,000 CRMLS
• 2025-01-02 Listed $179,000 CRMLS
• 2021-12-07 Sold (MLS) $120,000 CRMLS
• 2021-12-06 Pending — CRMLS
• 2021-11-05 Contingent — CRMLS
• 2021-10-04 Listed $125,000 CRMLS
• 2015-08-31 Sold (MLS) $29,000 CRMLS
• 2015-08-15 Pending — CRMLS
• 2015-08-10 Price Changed $29,900 CRMLS
• 2015-07-08 Price Changed $39,900 CRMLS
• 2015-05-15 Relisted — CRMLS
• 2015-05-04 Pending — CRMLS
• 2015-05-01 Listed $45,000 CRMLS
• 2004-05-04 Listed $89,000 CRMLS
• 2004-05-04 Listing Removed — CRMLS

Property tax history

-0.2%/yr

Latest (2025): $75 · +2.4% YoY. Source: county tax records.