8200 BOLSA Ave #179 · Midway City, CA 92655

$330,000

3 bd · 2.0 ba · 1,523 sqft · Manufactured · 18 Days on market

Built 2018 Est $256k · 29% over

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• Schools +6.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Rare opportunity to own a premium 2018 custom built manufactured home in the highly desirable Del Prado Park located in the vibrant heart of Little Saigon. This pristine 3 Bedrooms / 2 Bathrooms home spans an impressive 1,523sqft and offers structural upgrades that far exceed standard units. Engineered from day one with a solid foundation, the home features structurally added extra insulation layers beneath the flooring to eliminate walking noise, ensuring a quite traditional home feel. Using high-end marble flooring at living area, solid wood flooring in all bedrooms, the gourmet chef's kitchen is equipped with Top of The Line appliances including premium Thermador cooktop, Kenmore Pro bui

Key facts

• Structural upgrades
• Solid wood flooring
• 4 parking spots

Tags

• STRUCTURAL UPGRADES
• EXTRA INSULATION LAYERS
• HIGH END MARBLE FLOORING
• SOLID WOOD FLOORING
• GOURMET CHEF'S KITCHEN
• TOP OF THE LINE APPLIANCES

Property features AI

Finance

• Other: Manager approval required for multi-unit (double body type); Pets: contact manager
• Financial info: Land lease amount: $2,240
• HOA & community: Land lease (Del Prado park); Community amenities include pool, spa, street lighting and sidewalks

Exterior

• Parking: Carport parking; 4 covered carport spaces; Total of 4 parking spaces; Parking available in DEL PRADO park
• Security: Multiple access exits (2+)
• Utilities: Public/district water; Public sewer; Electricity connected and available; Natural gas connected and available; Cable connected and available; Sewer connected/available; Water connected/available
• Home design: Single-story home; Turnkey condition; Mobile home remains (14' x 56', model 71CKL27563BH18); Raised foundation; Entry at front door; Faces front
• Construction: Asbestos shingle roof; Wood fencing; Raised foundation; Year built per builder
• Exterior features: Deck patio; Community pool; Community spa; Wood fence; Sprinkler system; Street lighting; Sidewalks; Private road frontage; One shed on property

Interior

• Kitchen: Gas cooktop; Microwave; Range/stove hood; Vented exhaust fan; Dishwasher; Kitchen open to family room; Kitchen island; Quartz counters
• Bedrooms: All bedrooms on the main level; Primary suite on main level
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms; Quartz counters; Shower-over-tub; Exhaust fans; Bathtub
• Heating & cooling: Wall/window cooling; Gas water heater
• Interior features: Balcony; Quartz counters throughout; High (9'+) ceilings; Ceiling fans; Two staircases; Recessed lighting; Open floor plan; Double pane windows; Front door entry; One level
• Laundry & utility: Dedicated laundry room; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $330k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $325k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#624 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+; Watch: crime D+, amenities D, employment 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.
• Market conditions: 14 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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

• 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 $325,050 (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: 1.28% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.12%
• DSCR: 1.81
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $255,864
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8200 BOLSA Ave #3	0.10mi	4/2.0 (+1)	1,529 (+0%)	4mo	$295,000	$193	86
8200 Bolsa Ave #166	0.00mi	4/2.0 (+1)	1,400 (-8%)	2mo	$160,000	$114	80
8200 Bolsa Ave #71	0.10mi	4/2.0 (+1)	1,440 (-5%)	8mo	$251,500	$175	75
8200 BOLSA #181	0.00mi	3/2.0	1,368 (-10%)	11mo	$140,000	$102	74
8200 Bolsa Ave #171	0.00mi	4/3.0 (+1)	1,366 (-10%)	17mo	$230,000	$168	60
8200 Bolsa Ave #5	0.10mi	4/3.0 (+1)	1,340 (-12%)	11mo	$240,000	$179	58
14352 Beach Blvd #99	0.73mi	2/2.0 (-1)	1,300 (-15%)	14mo	$140,000	$108	25
14352 Beach Blvd #7	0.75mi	4/4.0 (+1)	1,350 (-11%)	24mo	$155,000	$115	13

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.7%
• Equity multiple: 3.91×
• Total profit: $268,472
• Equity at exit: $297,290

10-year hold

• IRR: 32.5%
• Equity multiple: 8.80×
• Total profit: $720,431
• Equity at exit: $641,117

Cash invested: $92,400 (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 92655

• Home prices YoY: 11.1%
• Active inventory: 14
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $4,235 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$889
• Net cashflow: $1,396

Break-even live

Break-even rent $2,468

Max offer price $330,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,582	-5% $1,489	+0% $1,396	+5% $1,302	+10% $1,209
Rent	-10% $1,061	-5% $1,228	+0% $1,396	+5% $1,563	+10% $1,730
Rate	-1.0pp $1,562	-0.5pp $1,480	base $1,396	+0.5pp $1,310	+1.0pp $1,223

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8431 Aspenwood Ave Westminster, CA	4.0	2.5	1991	$4,700	$2.36	0d	1	0.22mi
14332 Joyce Ave Westminster, CA	3.0	2.0	1100	$3,890	$3.54	0d	1	0.97mi
14322 Joyce Ave Westminster, CA	3.0	2.0	1200	$4,190	$3.49	6d	1	0.98mi
15100 Moran St Westminster, CA	1.0–2.0	1.0–2.0	1080	$3,768	$3.49	0d	7	0.98mi
15952 Quartz St Westminster, CA	4.0	3.0	1925	$5,700	$2.96	3d	1	1.00mi
7400 Center Ave Huntington Beach, CA	2.0	1.0–2.0	990	$4,114	$4.16	0d	1	1.17mi
7521 Edinger Ave Huntington Beach, CA	3.0	1.0–2.0	1035	$4,565	$4.41	0d	23	1.17mi
14846 Brownstone Ln Westminster, CA	3.0	2.5	1454	$3,600	$2.48	0d	1	1.17mi
14691 Davis St Westminster, CA	4.0	2.0	1341	$4,490	$3.35	3d	1	1.17mi
14291 Olive St Westminster, CA	4.0	3.0	1500	$4,000	$2.67	0d	1	1.21mi
7461 Edinger Ave Huntington Beach, CA	2.0	1.0–2.0	1031	$4,325	$4.19	0d	27	1.24mi
16162 Sher Ln Huntington Beach, CA	1.0–3.0	1.0–1.5	1090	$2,745	$2.52	0d	9	1.25mi
9551 Robin Ave Westminster, CA	3.0	2.0	1302	$4,000	$3.07	44d	1	1.28mi
16400 Dana Cir Westminster, CA	3.0	2.0	1266	$4,900	$3.87	0d	1	1.33mi
7672 Amazon Dr Unit 3 Huntington Beach, CA	2.0	2.5	1400	$2,975	$2.12	11d	1	1.34mi
7267 Aura Cir Huntington Beach, CA	3.0	2.5	1389	$4,500	$3.24	2d	1	1.36mi
7268 Ellington Huntington Beach, CA	4.0	2.5	1629	$4,800	$2.95	4d	1	1.37mi
7912 Glencoe Dr Huntington Beach, CA	3.0	1.0	1100	$3,900	$3.55	2d	1	1.42mi
14452 Goldenwest St Westminster, CA	2.0	1.5	1300	$3,098	$2.38	0d	1	1.44mi
7290 Edinger Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	941	$3,825	$4.06	0d	19	1.45mi
16082 Cache St Fountain Valley, CA	4.0	2.0	1916	$4,700	$2.45	44d	1	1.45mi
8842 Enloe Ave Garden Grove, CA	3.0	2.0	1300	$3,950	$3.04	0d	1	1.48mi

Listing history 12 events

1. 2026-06-21
   days on market $330,000 Active 18 DOM
2. 2026-06-18
   days on market $330,000 Active 15 DOM
3. 2026-06-17
   days on market $330,000 Active 14 DOM
4. 2026-06-16
   days on market $330,000 Active 13 DOM
5. 2026-06-15
   days on market $330,000 Active 12 DOM
6. 2026-06-13
   days on market $330,000 Active 10 DOM
7. 2026-06-13
   days on market $330,000 Active 9 DOM
8. 2026-06-09
   days on market $330,000 Active 6 DOM
9. 2026-06-08
   days on market $330,000 Active 5 DOM
10. 2026-06-07
    days on market $330,000 Active 4 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $330,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $981 · $82/mo
• Projected year-2 tax: $2,508 · $209/mo
• Expected delta: +$1,527/yr (+$127/mo · 155.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥87°F today · 23 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: $50,817
• − Mortgage interest: −$18,485
• − Property taxes: −$981
• − Insurance: −$1,650
• − Repairs & maintenance: −$4,065
• − Management: −$4,065
• − Depreciation: −$9,600
• Taxable income: $11,969
• Est. tax owed @ 24.0%: −$2,873
• After-tax cash flow: $13,874/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 — Midway City

• Score: 59/100
• State rank: #624
• US rank: #19816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midway City, CA
• City population: 8,101
• Population (ZIP): 8,101

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 0.66)
• Race & ethnicity: Asian 44% Hispanic / Latino 35% White 16% Two or more races 9% Native American 2%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 49% · Vietnam, Canada, China
• Languages at home: 28% English-only · Vietnamese 39% Spanish 26% 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: ▲ 97.88%
• Current HPI: 980.41
• Rent YoY: —
• Metro: —
• 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

+46.7% since first listed

7 events — show timeline

• 2026-06-03 Listed $330,000 CRMLS
• 2026-05-15 Listing Removed — CRMLS
• 2026-04-24 Price Changed $319,800 CRMLS
• 2026-04-15 Listed $279,000 CRMLS
• 2026-04-10 Coming Soon — CRMLS
• 2022-06-05 Listing Removed — CRMLS
• 2022-04-09 Listed $225,000 CRMLS

Property tax history

-2.1%/yr

Latest (2025): $981 · -0.8% YoY. Source: county tax records.