12101 Dale #105 · Stanton, CA 90680

$210,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 29 Days on market

Built 1981 1.00 ac lot Est $162k · 29% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This two bedroom, two bath mobile home is located in a quiet senior community. It offers an open and inviting floor plan perfect for comfortable living and entertaining. The spacious kitchen features granite countertops, soft-close cabinetry, ample storage, and for added comfort, an upgraded AC system, water heater, and copper plumbing. The Community includes a recently refurbished pool area and club house. Conveniently located near shopping, dining, and freeway access, don’t miss this opportunity!

Key facts

• 1 acre lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Financial info: Land lease applies
• HOA & community: Senior community; Suburban community; Located in the Parque Pacifico park (land lease)

Exterior

• Parking: Two carport spaces; Guest parking available
• Utilities: Private water; Private sewer
• Home design: Manufactured/mobile home on-site (24' x 52'); Single-story; Entry at level 1
• Construction: Pier jacks foundation
• Exterior features: Front porch; Community pool; Paved lot/driveway

Interior

• Kitchen: Granite counters; Refrigerator; Gas range; Dishwasher
• Flooring: Vinyl
• Bathrooms: Two full bathrooms; Separate tub and shower in at least one bath; Shower
• Heating & cooling: Central heating (central furnace); Central cooling
• Interior features: Pantry; Front door opens to a covered front porch; Single-level living
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.5% in Stanton — 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 63/100 on livability (#468 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools C-, amenities D, health & safety D.
• Garden Grove Unified (suburban): math 38% / reading 65% proficiency, ranked #132 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 48 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 41% of the median local income ($86k/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 + 2.3% rent growth), your $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,850 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.41% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.96%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $162,240
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12101 Dale Ave #59	0.00mi	2/2.0	1,248 (0%)	16mo	$160,000	$128	86
12101 Dale St #68	0.00mi	2/2.0	1,152 (-8%)	22mo	$165,000	$143	69
12101 Dale Ave #99	0.06mi	2/2.0	1,152 (-8%)	24mo	$150,000	$130	64
8111 Stanford Ave #92	0.63mi	2/2.0	1,248 (0%)	8mo	$147,500	$118	64
12101 Dale St #75	0.02mi	3/2.0 (+1)	1,152 (-8%)	24mo	$155,000	$135	62
8111 Stanford	0.68mi	2/2.0	1,080 (-14%)	19mo	$110,000	$102	30

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.34×
• Total profit: $20,093
• Equity at exit: $31,312

10-year hold

• IRR: 17.4%
• Equity multiple: 2.39×
• Total profit: $81,854
• Equity at exit: $18,157

Cash invested: $58,800 (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 90680

• Rents YoY: 2.3%
• Active inventory: 48
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,951 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $880

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 65%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12101 Dale Ave #80 Stanton, CA	3.0	2.0	1493	$1,500	$1.00	7d	1	0.01mi
8300 Chapman Ave Stanton, CA	1.0–2.0	1.0	860	$2,545	$2.96	1d	9	0.15mi
12312 Louise St Garden Grove, CA	3.0	2.0	1300	$3,500	$2.69	24d	1	0.29mi
12381 Arrowhead St Stanton, CA	1.0–2.0	1.0	1000	$2,568	$2.57	20d	1	0.31mi
35 Bigsby Dr Stanton, CA	3.0	3.0	1355	$4,000	$2.95	24d	1	0.36mi
3 Bigsby Dr Stanton, CA	3.0	3.0	1355	$3,950	$2.92	17d	1	0.36mi
11893 Macduff St Garden Grove, CA	3.0	2.0	1200	$3,100	$2.58	24d	1	0.36mi
8052 Fillmore Dr Apt 3 Stanton, CA	2.0	1.5	1000	$2,250	$2.25	2d	1	0.38mi
8155 Carmel Dr Stanton, CA	3.0	2.0	1148	$3,500	$3.05	43d	1	0.41mi
12345 Beach Blvd Stanton, CA	2.0	1.0–2.0	765	$3,675	$4.80	2d	35	0.47mi
12221 Beach Blvd Garden Grove, CA	1.0–2.0	1.0–2.0	900	$2,825	$3.14	15d	6	0.48mi
11565 Wasco Rd Garden Grove, CA	2.0	1.5	700	$2,795	$3.99	43d	1	0.56mi
12662 Dale St Garden Grove, CA	1.0	1.0	771	$2,095	$2.72	22d	1	0.58mi
12621 Adelle St Garden Grove, CA	2.0	2.0	900	$2,650	$2.94	19d	1	0.59mi
8171 Orangewood Ave Stanton, CA	2.0	2.0	800	$2,800	$3.50	17d	1	0.65mi
7732 Chapman Ave Unit 6 Garden Grove, CA	2.0	1.0	812	$2,395	$2.95	43d	1	0.65mi
7732 Chapman Ave Unit 4 Garden Grove, CA	2.0	1.0	812	$2,395	$2.95	7d	1	0.65mi
7722 Chapman Ave Unit 2 Garden Grove, CA	2.0	1.0	812	$2,395	$2.95	24d	1	0.67mi
7802 Samura Pl Garden Grove, CA	1.0–2.0	1.0	869	$2,465	$2.84	2d	4	0.76mi
11250 Dale St Garden Grove, CA	1.0–2.0	1.0–2.0	848	$2,710	$3.20	2d	9	0.82mi
12901 Dale St Garden Grove, CA	1.0–2.0	1.0	876	$2,707	$3.09	2d	6	0.84mi
9313 Marchand Ave Garden Grove, CA	3.0	3.0	1200	$4,500	$3.75	5d	1	0.92mi
12680 Briarglen Loop Stanton, CA	2.0	1.5	1000	$2,195	$2.19	43d	1	0.93mi
13051 Monroe St Unit C Garden Grove, CA	2.0	2.0	1100	$2,700	$2.45	1d	1	0.96mi
13057 Kiwi Ln Garden Grove, CA	3.0	2.5	1261	$3,500	$2.78	1d	1	1.00mi
8172 Larson Ave Garden Grove, CA	3.0	2.5	1233	$3,450	$2.80	1d	1	1.06mi
11811 Gilbert St Garden Grove, CA	1.0	1.0	700	$2,015	$2.88	43d	1	1.07mi
7684 Ruthann Ave Stanton, CA	3.0	2.0	1000	$3,650	$3.65	3d	1	1.07mi
13171 Monroe St Garden Grove, CA	2.0	2.0	988	$2,795	$2.83	1d	1	1.09mi
9532 Bixby Ave Garden Grove, CA	2.0	1.0	812	$2,800	$3.45	43d	1	1.12mi
13091 Yockey St Garden Grove, CA	1.0–3.0	1.0–2.0	1035	$2,672	$2.58	1d	3	1.13mi
12191 Carthay Cir Garden Grove, CA	3.0	2.0	1380	$4,295	$3.11	43d	1	1.16mi
12191 Carthay Cir Garden Grove, CA	3.0	2.0	1380	$4,250	$3.08	19d	1	1.16mi
9682 Alwood Ave Garden Grove, CA	1.0	1.0	800	$1,700	$2.12	13d	1	1.26mi
9682 Alwood Ave Garden Grove, CA	1.0	1.0	800	$1,795	$2.24	24d	1	1.26mi
7622 Katella Ave Stanton, CA	2.0	1.0–2.0	691	$2,183	$3.16	3d	20	1.28mi
12201 Peacock Ct Garden Grove, CA	1.0	1.0	760	$1,725	$2.27	7d	1	1.31mi
12221 Peacock Ct Unit 4 Garden Grove, CA	1.0	1.0	700	$2,195	$3.14	10d	1	1.31mi
13212 Magnolia St Unit F2 Garden Grove, CA	1.0	1.0	738	$2,103	$2.85	20d	1	1.32mi
13212 Magnolia St Garden Grove, CA	1.0–2.0	1.0	816	$2,403	$2.94	11d	3	1.32mi

Listing history 16 events

1. 2026-06-18
   days on market $210,000 Active 29 DOM
2. 2026-06-17
   days on market $210,000 Active 28 DOM
3. 2026-06-16
   days on market $210,000 Active 27 DOM
4. 2026-06-15
   days on market $210,000 Active 26 DOM
5. 2026-06-13
   days on market $210,000 Active 24 DOM
6. 2026-06-13
   days on market $210,000 Active 23 DOM
7. 2026-06-09
   days on market $210,000 Active 20 DOM
8. 2026-06-08
   days on market $210,000 Active 19 DOM
9. 2026-06-07
   days on market $210,000 Active 18 DOM
10. 2026-06-04
    days on market $210,000 Active 15 DOM
11. 2026-06-03
    days on market $210,000 Active 14 DOM
12. 2026-06-02
    days on market $210,000 Active 13 DOM
13. 2026-06-01
    days on market $210,000 Active 12 DOM
14. 2026-05-31
    days on market $210,000 Active 11 DOM
15. 2026-05-20
    listed $210,000 Active
16. 2026-05-19
    historical $210,000

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,413
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,833
• − Management: −$2,833
• − Depreciation: −$6,109
• Taxable income: $7,675
• Est. tax owed @ 24.0%: −$1,842
• After-tax cash flow: $8,719/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: Garden Grove Unified
• NCES district ID: 0614880
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 65% ▲ 4.00%
• Median HH income: $60,089
• Composite: 44.89/100
• National rank: #2715
• State rank: #132 of 517 in CA

Livability — Stanton

• Score: 63/100
• State rank: #468
• US rank: #15945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, CA
• County: Orange County · 3,096,323 people
• City population: 31,991
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 31,991
• Household income: $85,592
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 1745.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 50% Asian 27% White 17% Two or more races 12% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Italian 1% Iranian 0%
• Foreign-born: 42% · Canada, Vietnam, South Korea
• Languages at home: 35% English-only · Spanish 39% Vietnamese 17% Tagalog/Filipino 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: ▼ -529.54%
• Current HPI: 447.9557
• Rent YoY: ▲ 2.33%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $210,000 CRMLS
• 2026-05-19 Coming Soon $210,000 CRMLS

Property tax history

+3.6%/yr

Latest (2025): $81 · -0.1% YoY. Source: county tax records.