8681 Katella Ave #861 · Stanton, CA 90680

$229,900

4 bd · 2.0 ba · 1,288 sqft · Manufactured · 407 Days on market

Built 1996 19 ac lot Est $249k · 8% 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 +10.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept Mobile Home. Nice and Big 24'X 56'(seller). You've got to look at this to believe! This beauty was built in 1996 and kept very nicely by the owners. Come on in and claim it as your home!

Key facts

• Clubhouse
• Central a/c
• Pool

Tags

• OPEN-CONCEPT FLOOR PLAN
• PRIVATE FULL IN-SUITE BATHROOM
• OVERSIZED LAUNDRY AREA
• CENTRAL A/C
• POOL
• CLUBHOUSE

Property features AI

Finance

• Financial info: Monthly land lease of $1,950 (park-managed)
• HOA & community: Rent includes pool; Park name: Katella Estates; Manager approval required; Pet policy: contact manager

Exterior

• Parking: Carport with 2 parking spaces
• Utilities: Public/District water; Public sewer (connected)
• Home design: Single-story mobile home; Entry level 1, front entry; Mobile home remains on site
• Construction: Estimated year built; Composition roofing
• Exterior features: Composition roof; Shed on property; Community pool; Park nearby; Street lighting

Interior

• Kitchen: Gas range; Dishwasher; Garbage disposal
• Bedrooms: One-level home (Entry on front)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms with bathtub and shower-in-tub; Bathroom closet(s) and exhaust fan(s)
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Open floor plan; Double-pane windows; Community spa
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $230k.

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 $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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.
• Magnolia Elementary (urban): math 25% / reading 25% proficiency, ranked #397 of 517 in CA (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 48 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).
• At $3,803/mo this rent would consume 53% of the median local household income ($86k/yr) (locally 1745% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $64k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 407 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $60k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $230k implies a 254% gain — meaningful room to come down on a strong offer.

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 $202,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 407 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. 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?
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: 1.65% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.39%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $248,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10800 Dale Ave #705	0.18mi	3/2.0 (-1)	1,248 (-3%)	5mo	$197,500	$158	77
10800 Dale Ave #412	0.18mi	4/2.0	1,344 (+4%)	11mo	$260,000	$193	76
8681 Katella Ave #897	0.00mi	3/2.0 (-1)	1,152 (-11%)	2mo	$224,900	$195	75
10800 Dale Ave #131	0.18mi	3/2.0 (-1)	1,296 (+1%)	15mo	$259,000	$200	73
8681 Katella Ave #883	0.00mi	3/2.0 (-1)	1,200 (-7%)	14mo	$195,000	$163	72
8681 Katella Ave #841	0.00mi	3/2.0 (-1)	1,248 (-3%)	22mo	$220,000	$176	71
8681 Katella Ave #898	0.00mi	3/2.0 (-1)	1,440 (+12%)	9mo	$230,000	$160	68
8681 Katella Ave #865	0.00mi	3/2.0 (-1)	1,440 (+12%)	20mo	$285,000	$198	58
10800 Dale Ave #125	0.18mi	3/2.0 (-1)	1,440 (+12%)	11mo	$222,500	$155	58
8681 Katella Ave #802	0.00mi	3/2.0 (-1)	1,120 (-13%)	20mo	$235,000	$210	57
10800 Dale Ave #217	0.18mi	3/2.0 (-1)	1,120 (-13%)	19mo	$230,000	$205	50
11250 Beach Blvd #144	0.58mi	3/2.0 (-1)	1,144 (-11%)	16mo	$200,000	$175	36

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: 19.4%
• Equity multiple: 1.78×
• Total profit: $50,431
• Equity at exit: $34,279

10-year hold

• IRR: 27.3%
• Equity multiple: 3.33×
• Total profit: $149,950
• Equity at exit: $19,878

Cash invested: $64,372 (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: 5.0×

Monthly cashflow live

• Estimated rent: $3,803 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$799
• Net cashflow: $1,416

Break-even live

Break-even rent $2,011

Max offer price $229,900

Occupancy floor 58%

Sensitivity live

Price	-10% $1,575	-5% $1,495	+0% $1,416	+5% $1,336	+10% $1,257
Rent	-10% $1,115	-5% $1,266	+0% $1,416	+5% $1,566	+10% $1,716
Rate	-1.0pp $1,532	-0.5pp $1,474	base $1,416	+0.5pp $1,356	+1.0pp $1,296

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9014 Stacie Ln #28 Anaheim, CA	3.0	2.0	1347	$3,095	$2.30	2d	1	0.41mi
8853 Stardust Ln Anaheim, CA	3.0	1.5	1126	$3,875	$3.44	3d	1	0.48mi
9313 Marchand Ave Garden Grove, CA	3.0	3.0	1200	$4,500	$3.75	5d	1	0.83mi
11893 Macduff St Garden Grove, CA	3.0	2.0	1200	$3,100	$2.58	25d	1	0.92mi
7765 Beechwood Way Stanton, CA	3.0	1.5	1232	$3,750	$3.04	2d	1	0.97mi
7684 Ruthann Ave Stanton, CA	3.0	2.0	1000	$3,650	$3.65	3d	1	0.98mi
12101 Dale Ave #80 Stanton, CA	3.0	2.0	1493	$1,500	$1.00	8d	1	1.14mi
10321 Courtright Rd Stanton, CA	3.0	2.0	1202	$3,700	$3.08	22d	1	1.21mi
10361 Iona Way Stanton, CA	3.0	1.5	1149	$3,500	$3.05	2d	1	1.25mi
10250 Masterson Ave Stanton, CA	3.0	2.0	1590	$3,750	$2.36	2d	1	1.27mi
10070 Gilbert St Anaheim, CA	3.0	2.0	1250	$3,095	$2.48	2d	1	1.29mi
10572 Chamberlain Ave Anaheim, CA	3.0	2.0	1000	$3,500	$3.50	11d	1	1.30mi
2551 W Rome Ave Anaheim, CA	3.0	1.5	1130	$3,850	$3.41	7d	1	1.32mi
12312 Louise St Garden Grove, CA	3.0	2.0	1300	$3,500	$2.69	25d	1	1.33mi
33 Bigsby Dr Stanton, CA	3.0	3.5	1625	$3,950	$2.43	44d	1	1.36mi
3 Bigsby Dr Stanton, CA	3.0	3.0	1355	$3,950	$2.92	17d	1	1.36mi
35 Bigsby Dr Stanton, CA	3.0	3.0	1355	$4,000	$2.95	25d	1	1.36mi
12112 Spencer Dr Garden Grove, CA	4.0	2.0	1663	$4,500	$2.71	19d	1	1.37mi
3208 W Ravenswood Dr Anaheim, CA	3.0	2.0	1636	$4,000	$2.44	13d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $229,900 Active 407 DOM
2. 2026-06-17
   days on market $229,900 Active 406 DOM
3. 2026-06-16
   days on market $229,900 Active 405 DOM
4. 2026-06-15
   days on market $229,900 Active 404 DOM
5. 2026-06-13
   days on market $229,900 Active 402 DOM
6. 2026-06-13
   days on market $229,900 Active 401 DOM
7. 2026-06-09
   days on market $229,900 Active 398 DOM
8. 2026-06-08
   days on market $229,900 Active 397 DOM
9. 2026-06-07
   statusdays on market $229,900 Active 396 DOM
10. 2026-06-04
    days on market $229,900 Active Under Contract 393 DOM
11. 2026-06-03
    days on market $229,900 Active Under Contract 392 DOM
12. 2026-06-02
    days on market $229,900 Active Under Contract 391 DOM
13. 2026-06-01
    days on market $229,900 Active Under Contract 390 DOM
14. 2026-05-31
    days on market $229,900 Active Under Contract 389 DOM
15. 2026-05-07
    historical Active Under Contract
16. 2026-04-18
    status Active
17. 2026-04-11
    historical Active Under Contract
18. 2026-01-25
    price $229,900
19. 2025-11-06
    status Active
20. 2025-11-06
    price $255,000
21. 2025-10-12
    historical Active Under Contract
22. 2025-10-07
    status Active
23. 2025-09-23
    historical Active Under Contract
24. 2025-08-02
    price $269,900
25. 2025-05-07
    listed $290,000 Active
26. 2005-12-31
    soldstatus $65,000 196-char remark

    Show marketing remark (196 chars)

    Well kept Mobile Home. Nice and Big 24'X 56'(seller). You've got to look at this to believe! This beauty was built in 1996 and kept very nicely by the owners. Come on in and claim it as your home!

27. 2005-10-25
    listed $65,000 196-char remark

    Show marketing remark (196 chars)

    Well kept Mobile Home. Nice and Big 24'X 56'(seller). You've got to look at this to believe! This beauty was built in 1996 and kept very nicely by the owners. Come on in and claim it as your home!

ⓘ 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: $45,640
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,651
• − Management: −$3,651
• − Depreciation: −$6,688
• Taxable income: $14,173
• Est. tax owed @ 24.0%: −$3,402
• After-tax cash flow: $13,588/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: Magnolia Elementary
• NCES district ID: 0623430
• Math proficiency: 25% ▼ -21.00%
• Reading proficiency: 25% ▼ -29.00%
• Median HH income: $50,320
• Composite: 22.09/100
• National rank: #8181
• State rank: #397 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

+253.7% since first listed

13 events — show timeline

• 2026-05-07 Contingent — CRMLS
• 2026-04-18 Relisted — CRMLS
• 2026-04-11 Contingent — CRMLS
• 2026-01-25 Price Changed $229,900 CRMLS
• 2025-11-06 Relisted — CRMLS
• 2025-11-06 Price Changed $255,000 CRMLS
• 2025-10-12 Contingent — CRMLS
• 2025-10-07 Relisted — CRMLS
• 2025-09-23 Contingent — CRMLS
• 2025-08-02 Price Changed $269,900 CRMLS
• 2025-05-07 Listed $290,000 CRMLS
• 2005-12-31 Sold (MLS) $65,000 CRMLS
• 2005-10-25 Listed $65,000 CRMLS

Property tax history

-4.8%/yr

Latest (2025): $201 · -2.0% YoY. Source: county tax records.