9080 Bloomfield #255 · Cypress, CA 90630

$139,900

4 bd · 2.0 ba · 1,456 sqft · Manufactured · 96 Days on market

Built 2002 30 ac lot Est $192k · 27% under

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Why this score? — see what drove the A- 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 +6.2/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location!!Location!!Location! Come and see this spacious mobile home with open floor plan and natural lighting throughout, large living room and dinning room, 4 bedrooms and 2 bathrooms. A unique master bedroom separate from others bedrooms, Homes come with storage shed and backyard area with fruits trees. Property offers great potential and may benefit from cosmetic updates. Sold as-is. This Lincoln center Mobile Park is in a quiet neighborhood located in a very convenient location, close to top-ranked schools, restaurants, and shopping centers. Great area for all ages. Location offers a clubhouse with a chef's kitchen, basketball court, exercise room, swimming pool and spa, children's pla

Key facts

• Natural lighting
• Open floor plan
• Storage shed

Tags

• OPEN FLOOR PLAN
• NATURAL LIGHTING
• UNIQUE MASTER BEDROOM
• STORAGE SHED
• BACKYARD AREA
• FRUIT TREES

Property features AI

Finance

• Other: Lot size info from assessor
• Financial info: Monthly land lease payment
• HOA & community: Part of an association; Located in Lincoln Center Mobil Park; Manager approval required for residency; Pets allowed with breed restrictions; Monthly land lease (seller-stated)

Exterior

• Parking: Attached carport; Parking available in park
• Utilities: Public sewer; Water connected (district/public water)
• Home design: Single-story mobile home; Mobile home remains on site; Mobile home approximately 28 ft wide by 52 ft long; One total story
• Construction: Year built per assessor
• Exterior features: Community pool; Landscaped lot; Close to clubhouse; Community sidewalks; Community dog park

Interior

• Bedrooms: All bedrooms on the ground level
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms; Bathtub
• Interior features: Ceiling fan; Single-level living; Entry on main level
• Laundry & utility: Laundry inside in a dedicated room; Washer hookup; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.9% vs local median 2.2% in Cypress — 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 74/100 on livability (#141 in CA, #4,900 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A; Watch: health & safety D, cost of living F.
• Cypress Elementary (suburban): math 67% / reading 69% proficiency, ranked #117 of 1,400 in CA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: A. E. Arnold Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 635 students, 46% FRL) — zoned schools average 46% FRL vs 25% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 68% district-wide (-44 pts) — the specific schools serving this property underperform the Cypress Elementary average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 70 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 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 + 1.7% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 15y 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.
• Current owner paid $50k; list at $140k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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. Schools are A-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: 2.81% ✓
• Cap rate: 25.86%
• Cash-on-cash: 69.87%
• DSCR: 4.11
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $192,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9080 Bloomfield Ave #141	0.00mi	4/2.0	1,431 (-2%)	8mo	$155,000	$108	90
9080 Bloomfield Ave #237	0.00mi	3/2.0 (-1)	1,408 (-3%)	4mo	$130,000	$92	86
9080 Bloomfield Ave #270	0.00mi	3/2.0 (-1)	1,580 (+8%)	1mo	$215,000	$136	80
9080 Bloomfield Ave #22	0.00mi	4/2.0	1,344 (-8%)	10mo	$185,000	$138	79
9080 Bloomfield Ave #265	0.00mi	5/2.5 (+1)	1,400 (-4%)	10mo	$215,000	$154	78
9080 Bloomfield Ave #192	0.12mi	3/2.0 (-1)	1,434 (-2%)	11mo	$218,000	$152	78
9080 Bloomfield Ave #230	0.00mi	3/2.0 (-1)	1,272 (-13%)	1mo	$159,900	$126	73
9080 Bloomfield Ave #44	0.00mi	3/2.0 (-1)	1,596 (+10%)	12mo	$199,000	$125	69
9080 Bloomfield Ave #209	0.00mi	3/2.0 (-1)	1,248 (-14%)	3mo	$129,000	$103	69
9080 Bloomfield Ave #11	0.00mi	3/2.0 (-1)	1,635 (+12%)	8mo	$210,000	$128	68
9080 Bloomfield Ave #193	0.00mi	3/2.0 (-1)	1,248 (-14%)	10mo	$165,000	$132	63
9080 Bloomfield Ave #122	0.00mi	3/2.0 (-1)	1,248 (-14%)	10mo	$168,000	$135	63

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 · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 68.0%
• Equity multiple: 4.00×
• Total profit: $117,452
• Equity at exit: $20,860

10-year hold

• IRR: 71.7%
• Equity multiple: 7.86×
• Total profit: $268,769
• Equity at exit: $12,096

Cash invested: $39,172 (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 90630

• Rents YoY: 1.7%
• Active inventory: 70
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $3,932 high
• Mortgage (P&I): −$734
• Tax from tax record: −$33 /mo · $399/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $2,281

Break-even live

Break-even rent $1,045

Max offer price $139,900

Occupancy floor 37%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8381 E Blithedale St Long Beach, CA	3.0	2.0	1314	$3,600	$2.74	1d	1	0.50mi
9424 Ethel St Cypress, CA	3.0	2.5	1780	$4,300	$2.42	15d	1	0.65mi
9306 Gregory St Cypress, CA	3.0	2.5	1840	$4,500	$2.45	18d	1	0.66mi
4801 Merten Ave Cypress, CA	3.0	2.0	1500	$3,875	$2.58	1d	1	0.70mi
8120 E Turbo St Long Beach, CA	3.0	1.5	1120	$3,900	$3.48	43d	1	0.81mi
8561 Belmont St Unit 7 Cypress, CA	3.0	2.0	1320	$4,145	$3.14	10d	1	0.85mi
8561 Belmont St Unit 6 Cypress, CA	3.0	2.5	1265	$3,695	$2.92	1d	1	0.85mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	1d	1	0.98mi
4646 Larwin Ave Cypress, CA	4.0	2.5	1562	$3,800	$2.43	1d	1	1.01mi
12050 226th St Hawaiian Gardens, CA	3.0	2.0	1063	$3,100	$2.92	43d	1	1.03mi
12610 Vandemere St Lakewood, CA	3.0	2.0	1056	$8,250	$7.81	1d	1	1.05mi
10403 Stratton Ct Cypress, CA	4.0	2.5	1327	$3,600	$2.71	43d	1	1.21mi
12350 Del Amo Blvd Lakewood, CA	1.0–3.0	1.0–2.0	866	$3,173	$3.66	2d	27	1.24mi
5475 Villa Way #34 Cypress, CA	3.0	2.5	1374	$3,600	$2.62	2d	1	1.24mi
4002 Bryant Ct Cypress, CA	3.0	1.5	1046	$3,400	$3.25	22d	1	1.25mi
10002 Saint Stephen Cir Cypress, CA	3.0	1.5	1205	$3,700	$3.07	17d	1	1.25mi
5524 Camp St Cypress, CA	4.0	3.0	1613	$4,200	$2.60	1d	1	1.29mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	7d	1	1.31mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	24d	1	1.31mi
20726 Seine Ave Lakewood, CA	3.0	2.0	1354	$3,400	$2.51	20d	1	1.41mi

Listing history 33 events

1. 2026-06-18
   days on market $139,900 Active 96 DOM
2. 2026-06-17
   days on market $139,900 Active 95 DOM
3. 2026-06-16
   days on market $139,900 Active 94 DOM
4. 2026-06-15
   days on market $139,900 Active 93 DOM
5. 2026-06-13
   days on market $139,900 Active 91 DOM
6. 2026-06-13
   days on market $139,900 Active 90 DOM
7. 2026-06-09
   days on market $139,900 Active 87 DOM
8. 2026-06-08
   days on market $139,900 Active 86 DOM
9. 2026-06-07
   days on market $139,900 Active 85 DOM
10. 2026-06-04
    days on market $139,900 Active 82 DOM
11. 2026-06-03
    days on market $139,900 Active 81 DOM
12. 2026-06-02
    days on market $139,900 Active 80 DOM
13. 2026-06-01
    days on market $139,900 Active 79 DOM
14. 2026-05-31
    days on market $139,900 Active 78 DOM
15. 2026-03-14
    listed $139,900 Active
16. 2025-05-02
    status Active
17. 2025-03-25
    status Active
18. 2024-09-20
    listed $179,900 Active
19. 2024-06-10
    price $179,900
20. 2024-06-08
    status Active
21. 2024-05-05
    status Active
22. 2024-03-11
    status Active
23. 2024-01-08
    listed $159,900 Active
24. 2017-01-06
    historical
25. 2015-05-20
    price $47,000
26. 2015-02-26
    listed $49,000 Active
27. 2014-01-01
    historical
28. 2013-05-21
    listed $50,000 Active
29. 2011-06-30
    soldstatus $50,000 Closed
30. 2011-06-11
    status Pending
31. 2011-04-29
    status Active
32. 2011-04-21
    status Pending
33. 2011-04-11
    listed $59,500 Active

ⓘ 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: $399 · $33/mo
• Projected year-2 tax: $1,063 · $89/mo
• Expected delta: +$664/yr (+$55/mo · 166.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,179
• − Mortgage interest: −$7,837
• − Property taxes: −$399
• − Insurance: −$700
• − Repairs & maintenance: −$3,774
• − Management: −$3,774
• − Depreciation: −$4,070
• Taxable income: $26,626
• Est. tax owed @ 24.0%: −$6,390
• After-tax cash flow: $20,979/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: Cypress Elementary
• NCES district ID: 0610440
• Math proficiency: 67% ▲ 1.00%
• Reading proficiency: 69% ▲ 1.00%
• Median HH income: $83,769
• Composite: 62.21/100
• National rank: #1446
• State rank: #117 of 1400 in CA

Livability — Cypress

• Score: 74/100
• State rank: #141
• US rank: #4900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cypress, CA
• County: Orange County · 3,096,323 people
• City population: 49,318
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 49,318
• Household income: $130,154
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1431.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Asian 37% White 31% Hispanic / Latino 22% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Iranian 1% Italian 1%
• Foreign-born: 31% · South Korea, Canada, China
• Languages at home: 57% English-only · Spanish 12% Korean 11% Chinese 5%

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: ▼ -870.99%
• Current HPI: 402.6083
• Rent YoY: ▲ 1.69%
• 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

+135.1% since first listed

19 events — show timeline

• 2026-03-14 Listed $139,900 CRMLS
• 2025-05-02 Relisted — CRMLS
• 2025-03-25 Relisted — CRMLS
• 2024-09-20 Listed $179,900 CRMLS
• 2024-06-10 Price Changed $179,900 CRMLS
• 2024-06-08 Relisted — CRMLS
• 2024-05-05 Relisted — CRMLS
• 2024-03-11 Relisted — CRMLS
• 2024-01-08 Listed $159,900 CRMLS
• 2017-01-06 Listing Removed — CRMLS
• 2015-05-20 Price Changed $47,000 CRMLS
• 2015-02-26 Listed $49,000 CRMLS
• 2014-01-01 Listing Removed — CRMLS
• 2013-05-21 Listed $50,000 CRMLS
• 2011-06-30 Sold (MLS) $50,000 CRMLS
• 2011-06-11 Pending — CRMLS
• 2011-04-29 Relisted — CRMLS
• 2011-04-21 Pending — CRMLS
• 2011-04-11 Listed $59,500 CRMLS

Property tax history

-2.8%/yr

Latest (2025): $399 · +2.5% YoY. Source: county tax records.