21851 Newland #268 · Huntington Beach, CA 92646

$285,000

2 bd · 2.0 ba · 1,296 sqft · Manufactured · 46 Days on market

Built 1996 32 ac lot Est $227k · 26% over ↓ 14% since listing

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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 +9.5/10.0
• Schools +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price reduced for quick sale. This beautiful home is admired by all who enter the community. Spacious corner property with garage conveniently situated near the community entrance. The lush garden, custom design, gated and private bricked courtyard, flowing fountains and outdoor sound system for serene music makes it the ideal beach home. This well loved and cared for 2 bedroom 2 bathroom plus office/den or additional bedroom home has classic brick backsplashes, wall accents, laminate floors throughout, upgraded kitchen counters, stainless steel appliances, and a laundry room with a washer and dryer. The main bathroom features a stunning clawfoot bathtub, perfect for relaxation. Park amenities include a private clubhouse with a heated pool & spa, fitness center, and gated entrance. Relish the beach breeze with the shoreline right around the corner on Pacific Coast Hwy. Don't wait call now to schedule a tour. Must see!

Key facts

• 31.57 acre lot
• Garage
• Community pool

Property features AI

Finance

• Other: Personal property and bedroom furniture excluded
• Financial info: Land lease (park) amount: $3,901 monthly
• HOA & community: Association amenities include gym/exercise room, pool, and spa; Community features include street lighting and storm drains; Park name: Huntington by the Sea; Rent includes pool (land lease community); Manager approval required; Pets allowed

Exterior

• Parking: Attached garage; Approximately 1.5 garage spaces; Uncovered parking spaces; Total about 2.5 parking spaces; Parking accessibility
• Security: Gated community
• Utilities: District/public water; Private sewer; Natural gas connected; Electricity connected; Water connected; Underground utilities
• Home design: Mobile home (22' x 54'), mobile home remains; Double body type; Turnkey, updated/remodeled condition; Single story; Entry level: 1
• Construction: Year built source: Assessor
• Exterior features: Awning; Rain gutters; Brick wall fencing; Corner lot; Landscaped yard; Garden; Community heated pool

Interior

• Kitchen: Microwave; Refrigerator; Gas oven; Gas & electric range; Dishwasher; Granite counters
• Bedrooms: Primary bedroom (main floor); Additional main floor bedroom; Bonus room
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with double sinks and soaking tub; Walk-in shower; Shower in tub; Remodeled/upgraded baths; Vanity area
• Heating & cooling: Central cooling
• Interior features: Ceiling fan; Recessed lighting; Tile counters; Granite counters; Front door entry; One-level living; Gated community; Community heated spa
• Laundry & utility: Inside laundry room; Washer included; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $285k.

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 ($4k rent vs $285k).
• Recommended offer: $276k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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-; Watch: amenities C-, cost of living F, health & safety F.
• Huntington Beach Union High (suburban): math 65% / reading 82% proficiency, ranked #39 of 517 in CA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Edison High (math 68% / reading 80%, grade B+, #85 of 1,170 statewide, top 8%, 2,034 students, 26% FRL).
• Market conditions: Rents rising (+1.2%/yr); 116 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 38% of the median local income ($131k/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 $2k of loan paydown is wiped out by about $9k 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 + 1.2% rent growth), your $80k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.45% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.51%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $226,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21851 Newland St #204	0.00mi	3/2.0 (+1)	1,344 (+4%)	1mo	$95,000	$71	88
21851 Newland #117	0.00mi	3/2.0 (+1)	1,368 (+6%)	0mo	$239,000	$175	85
21851 Newland St #44	0.11mi	2/2.0	1,248 (-4%)	5mo	$115,000	$92	85
21851 Newland St #37	0.00mi	3/2.0 (+1)	1,248 (-4%)	10mo	$155,000	$124	80
21851 Newland St #119	0.00mi	2/2.0	1,265 (-2%)	21mo	$97,500	$77	79
21851 Newland #76	0.00mi	3/2.0 (+1)	1,392 (+7%)	12mo	$95,000	$68	73
21851 Newland St #199	0.00mi	3/2.0 (+1)	1,392 (+7%)	15mo	$287,900	$207	70
21752 Pacific Coast Hwy Unit 20A	0.14mi	2/2.0	1,120 (-14%)	1mo	$265,000	$237	70
21851 Newland St #8	0.00mi	3/2.0 (+1)	1,488 (+15%)	3mo	$170,000	$114	68
21851 Newland St #159	0.00mi	3/2.0 (+1)	1,140 (-12%)	17mo	$230,000	$202	61
21752 Pacific coast Hwy Unit 11A	0.14mi	3/2.0 (+1)	1,120 (-14%)	8mo	$219,900	$196	59
21752 Pacific Coast Hwy #13	0.14mi	3/2.0 (+1)	1,152 (-11%)	15mo	$270,000	$234	57

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.31×
• Total profit: $24,982
• Equity at exit: $42,494

10-year hold

• IRR: 15.8%
• Equity multiple: 2.18×
• Total profit: $94,028
• Equity at exit: $24,642

Cash invested: $79,800 (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 92646

• Rents YoY: 1.2%
• Active inventory: 116
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $4,136 high
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$869
• Net cashflow: $1,231

Break-even live

Break-even rent $2,577

Max offer price $285,000

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21851 Newland St #104 Huntington Beach, CA	3.0	2.0	1248	$4,000	$3.21	17d	1	0.02mi
8461 Lomond Dr Huntington Beach, CA	3.0	1.0	950	$3,800	$4.00	10d	1	0.39mi
8121 Foxhall Dr Huntington Beach, CA	3.0	1.5	1296	$4,950	$3.82	1d	1	0.47mi
21270 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	679	$3,557	$5.23	1d	12	0.56mi
8450 Atlanta Ave Huntington Beach, CA	1.0–2.0	1.0	791	$2,845	$3.59	1d	9	0.69mi
7961 Southwind Cir Huntington Beach, CA	3.0	2.5	1664	$6,195	$3.72	1d	1	0.73mi
7866 Southwind Cir Huntington Beach, CA	3.0	2.0	1787	$5,000	$2.80	1d	1	0.77mi
7946 Waterfall Cir Huntington Beach, CA	2.0	2.5	1439	$4,500	$3.13	1d	1	0.80mi
7832 Seaglen Dr Huntington Beach, CA	3.0	2.5	1700	$8,000	$4.71	1d	1	0.81mi
20966 Seacoast Cir Huntington Beach, CA	3.0	2.5	1685	$4,300	$2.55	7d	1	0.86mi
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,108	$3.56	1d	3	0.88mi
80 HUNTINGTON St Huntington Beach, OS	2.0	2.0	1276	$3,825	$3.00	1d	1	0.91mi
9192 Christine Dr Huntington Beach, CA	3.0	2.0	1453	$6,700	$4.61	5d	1	0.94mi
8877 Lauderdale Ct Unit 214C Huntington Beach, CA	2.0	2.0	1009	$3,600	$3.57	1d	1	1.01mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$5,989	$5.27	1d	28	1.04mi
7623 Bay Dr #103 Huntington Beach, CA	2.0	1.0	968	$3,200	$3.31	1d	1	1.06mi
8777 Tulare Dr Unit 413d Huntington Beach, CA	3.0	2.0	1287	$3,900	$3.03	1d	1	1.09mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	1d	1	1.09mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	10d	1	1.09mi
227 1st St Unit 3 Huntington Beach, CA	2.0	2.0	1050	$7,000	$6.67	18d	1	1.17mi
509 Delaware St Unit A Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	1d	1	1.20mi
8302 Indianapolis Ave Huntington Beach, CA	3.0	2.0	1045	$4,450	$4.26	19d	1	1.22mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,900	$4.61	1d	2	1.26mi
200 Pacific Coast Hwy Huntington Beach, CA	2.0	2.0–2.5	1299	$4,575	$3.52	15d	2	1.26mi
420 Lake St #101 Huntington Beach, CA	2.0	2.0	1023	$4,000	$3.91	19d	1	1.28mi
224 Frankfort Ave Huntington Beach, CA	2.0	1.0	925	$3,750	$4.05	1d	1	1.29mi
430 Lake St #202 Huntington Beach, CA	2.0	2.0	1023	$3,850	$3.76	18d	1	1.29mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	1d	1	1.31mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	17d	1	1.31mi
414 Main St #210 Huntington Beach, CA	2.0	2.5	1530	$6,500	$4.25	22d	1	1.32mi
1008 England St Huntington Beach, CA	3.0	2.0	1200	$4,500	$3.75	1d	1	1.42mi
20321 Tidepool Cir Unit 105 Huntington Beach, CA	2.0	2.0	1104	$3,700	$3.35	1d	1	1.44mi
20301 Bluffside Cir Unit D110 Huntington Beach, CA	2.0	2.0	1101	$5,250	$4.77	1d	1	1.47mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	15d	1	1.48mi
626 Lake St #54 Huntington Beach, CA	3.0	3.0	1400	$3,895	$2.78	24d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $285,000 Active 46 DOM
2. 2026-06-17
   days on market $285,000 Active 45 DOM
3. 2026-06-16
   days on market $285,000 Active 44 DOM
4. 2026-06-15
   days on market $285,000 Active 43 DOM
5. 2026-06-13
   days on market $285,000 Active 41 DOM
6. 2026-06-13
   days on market $285,000 Active 40 DOM
7. 2026-06-09
   days on market $285,000 Active 37 DOM
8. 2026-06-08
   days on market $285,000 Active 36 DOM
9. 2026-06-07
   days on market $285,000 Active 35 DOM
10. 2026-06-04
    days on market $285,000 Active 32 DOM
11. 2026-06-03
    days on market $285,000 Active 31 DOM
12. 2026-06-02
    days on market $285,000 Active 30 DOM
13. 2026-06-01
    days on market $285,000 Active 29 DOM
14. 2026-05-31
    days on market $285,000 Active 28 DOM
15. 2026-05-03
    listed $285,000 Active
16. 2026-04-16
    historical $285,000
17. 2024-09-04
    soldstatus $285,000 Closed Sale 937-char remark

    Show marketing remark (937 chars)

    Price reduced for quick sale. This beautiful home is admired by all who enter the community. Spacious corner property with garage conveniently situated near the community entrance. The lush garden, custom design, gated and private bricked courtyard, flowing fountains and outdoor sound system for serene music makes it the ideal beach home. This well loved and cared for 2 bedroom 2 bathroom plus office/den or additional bedroom home has classic brick backsplashes, wall accents, laminate floors throughout, upgraded kitchen counters, stainless steel appliances, and a laundry room with a washer and dryer. The main bathroom features a stunning clawfoot bathtub, perfect for relaxation. Park amenities include a private clubhouse with a heated pool & spa, fitness center, and gated entrance. Relish the beach breeze with the shoreline right around the corner on Pacific Coast Hwy. Don't wait call now to schedule a tour. Must see!

18. 2024-08-11
    status Pending Sale 937-char remark

    Show marketing remark (937 chars)

    Price reduced for quick sale. This beautiful home is admired by all who enter the community. Spacious corner property with garage conveniently situated near the community entrance. The lush garden, custom design, gated and private bricked courtyard, flowing fountains and outdoor sound system for serene music makes it the ideal beach home. This well loved and cared for 2 bedroom 2 bathroom plus office/den or additional bedroom home has classic brick backsplashes, wall accents, laminate floors throughout, upgraded kitchen counters, stainless steel appliances, and a laundry room with a washer and dryer. The main bathroom features a stunning clawfoot bathtub, perfect for relaxation. Park amenities include a private clubhouse with a heated pool & spa, fitness center, and gated entrance. Relish the beach breeze with the shoreline right around the corner on Pacific Coast Hwy. Don't wait call now to schedule a tour. Must see!

19. 2024-07-22
    price $292,500 937-char remark

    Show marketing remark (937 chars)

    Price reduced for quick sale. This beautiful home is admired by all who enter the community. Spacious corner property with garage conveniently situated near the community entrance. The lush garden, custom design, gated and private bricked courtyard, flowing fountains and outdoor sound system for serene music makes it the ideal beach home. This well loved and cared for 2 bedroom 2 bathroom plus office/den or additional bedroom home has classic brick backsplashes, wall accents, laminate floors throughout, upgraded kitchen counters, stainless steel appliances, and a laundry room with a washer and dryer. The main bathroom features a stunning clawfoot bathtub, perfect for relaxation. Park amenities include a private clubhouse with a heated pool & spa, fitness center, and gated entrance. Relish the beach breeze with the shoreline right around the corner on Pacific Coast Hwy. Don't wait call now to schedule a tour. Must see!

20. 2024-07-14
    listed $329,900 Active 937-char remark

    Show marketing remark (937 chars)

    Price reduced for quick sale. This beautiful home is admired by all who enter the community. Spacious corner property with garage conveniently situated near the community entrance. The lush garden, custom design, gated and private bricked courtyard, flowing fountains and outdoor sound system for serene music makes it the ideal beach home. This well loved and cared for 2 bedroom 2 bathroom plus office/den or additional bedroom home has classic brick backsplashes, wall accents, laminate floors throughout, upgraded kitchen counters, stainless steel appliances, and a laundry room with a washer and dryer. The main bathroom features a stunning clawfoot bathtub, perfect for relaxation. Park amenities include a private clubhouse with a heated pool & spa, fitness center, and gated entrance. Relish the beach breeze with the shoreline right around the corner on Pacific Coast Hwy. Don't wait call now to schedule a tour. Must see!

ⓘ 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 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥82°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,630
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$2,222
• − Repairs & maintenance: −$3,970
• − Management: −$3,970
• − Depreciation: −$8,291
• Taxable income: $10,936
• Est. tax owed @ 24.0%: −$2,625
• After-tax cash flow: $12,150/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: Huntington Beach Union High
• NCES district ID: 0618060
• Math proficiency: 65% ▲ 17.00%
• Reading proficiency: 82% ▲ 8.00%
• Median HH income: $78,159
• Composite: 64.9/100
• National rank: #511
• State rank: #39 of 517 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): 54,615
• Household income: $130,672
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 1226.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 13% Two or more races 13%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Vietnam, Canada, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 5% 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: ▼ -1082.92%
• Current HPI: 459.3987
• Rent YoY: ▲ 1.20%
• 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

-13.6% since first listed

6 events — show timeline

• 2026-05-03 Listed $285,000 CRMLS
• 2026-04-16 Coming Soon $285,000 CRMLS
• 2024-09-04 Sold (MLS) $285,000 CRMLS
• 2024-08-11 Pending — CRMLS
• 2024-07-22 Price Changed $292,500 CRMLS
• 2024-07-14 Listed $329,900 CRMLS

Property tax history

-7.3%/yr

Latest (2025): $138 · -7.4% YoY. Source: county tax records.