1001 W Lambert Rd #84 · La Habra, CA 90631

$189,000

2 bd · 2.0 ba · 1,392 sqft · Manufactured · 75 Days on market

Built 1972 Est $189k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.6/15.0
• Schools +5.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious Senior Mobile Home is a fantastic opportunity for those looking for a fixer-upper! 2 Bedrooms and 2 Bathrooms. It’s situated in a highly-rated 5-Star Community park, complete with a recreational room, swimming pool, sauna, and BBQ area. Perfect for travelers, there's also RV parking available. Don't miss out on this chance to make it your own!

Key facts

• Open-concept kitchen
• Large island
• Modern finishes

Tags

• REMODELED DOUBLE-WIDE HOME
• PRIVATE CORNER LOT
• OPEN-CONCEPT KITCHEN
• LARGE ISLAND
• NEW CABINETRY
• MODERN FINISHES

Property features AI

Finance

• Other: Mobile home remains on the property; Living area sourced from public records; Directions: Lambert & Idaho (enter community, make a left, stay on the left-hand side)
• Financial info: Monthly land lease amount (park): $1,654
• HOA & community: Senior community; Manager approval required; Park amenities include golf course and dog park; Pets allowed with breed restrictions; Land lease (park) monthly

Exterior

• Parking: Driveway; Attached carport; RV access/parking; Parking available; Located in Friendly Village park
• Security: Carbon monoxide detector(s)
• Utilities: Standard electric; Public/district water; Public sewer; Cable available
• Home design: Mobile home (12' x 58'); Double body type; Updated/remodeled; Single-story
• Construction: Aluminum construction materials; Aluminum skirt; Pillar/post/pier foundation; Year built per public records
• Exterior features: Front porch; Patio; Corner lot; One shed; Has a view

Interior

• Kitchen: Kitchen island; Gas oven
• Bedrooms: All bedrooms located on the ground floor
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Bathtub
• Heating & cooling: Heating present (see remarks); Cooling present (see remarks)
• Interior features: Unfurnished; All bedrooms on one level; Back door entry; One-story; Carbon monoxide detector(s); In-ground community spa
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $189k.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 2.1% in La Habra — 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 65/100 on livability (#384 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: schools D+, crime D+, health & safety D+.
• Fullerton Joint Union High (suburban): math 51% / reading 66% proficiency, ranked #82 of 517 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 139 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).
• This rent runs 33% of the median local income ($104k/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 + 3.4% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $189k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.95%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $189,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 W Lambert Rd #100	0.00mi	2/2.0	1,400 (+1%)	12mo	$189,000	$135	89
1001 W Lambert Rd #37	0.06mi	2/2.0	1,440 (+3%)	8mo	$93,000	$65	84
1001 Lambert Rd Spc 35	0.00mi	2/2.0	1,464 (+5%)	10mo	$169,000	$115	83
1001 W Lambert Rd #87	0.19mi	2/2.0	1,440 (+3%)	6mo	$220,000	$153	80
1001 W Lambert Rd #20	0.21mi	2/2.0	1,440 (+3%)	8mo	$105,000	$73	78
1001 W Lambert Rd #314	0.00mi	3/2.0 (+1)	1,344 (-3%)	15mo	$195,000	$145	77
1001 W Lambert Rd #327	0.19mi	2/2.0	1,440 (+3%)	11mo	$120,000	$83	76
1001 Lambert Rd #15	0.06mi	2/2.0	1,296 (-7%)	14mo	$190,000	$147	74
1001 W Lambert Rd #159	0.19mi	2/2.0	1,440 (+3%)	13mo	$190,000	$132	74
1001 W Lambert Rd #289	0.19mi	2/2.0	1,248 (-10%)	14mo	$170,000	$136	62
1750 W Lambert Rd #112	0.66mi	3/2.0 (+1)	1,344 (-3%)	6mo	$230,000	$171	54
1750 W Lambert Rd #141	0.66mi	3/2.0 (+1)	1,200 (-14%)	13mo	$275,000	$229	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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.61×
• Total profit: $32,172
• Equity at exit: $28,181

10-year hold

• IRR: 24.1%
• Equity multiple: 3.12×
• Total profit: $112,145
• Equity at exit: $16,341

Cash invested: $52,920 (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 90631

• Rents YoY: 3.4%
• Active inventory: 139
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,879 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $968

Break-even live

Break-even rent $1,653

Max offer price $189,000

Occupancy floor 61%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 W Lambert Rd La Habra, CA	2.0	2.0	1000	$2,745	$2.75	1d	1	0.12mi
350 S Monte Vista St Unit 352F La Habra, CA	2.0	1.0	925	$2,200	$2.38	1d	1	0.20mi
321 S Monte Vista St La Habra, CA	2.0	1.0	950	$2,500	$2.63	1d	1	0.25mi
1350 W Lambert Rd La Habra, CA	1.0–2.0	1.0	775	$2,600	$3.35	1d	2	0.39mi
1210 W Lambert Rd La Habra, CA	2.0	1.0	1053	$2,550	$2.42	1d	1	0.39mi
200 W Olive Ave La Habra, CA	2.0	2.0	1050	$2,950	$2.81	1d	1	0.40mi
881 W La Habra Blvd Unit 9016U La Habra, CA	2.0	2.0	907	$2,295	$2.53	15d	1	0.44mi
901 S Idaho St La Habra, CA	1.0–2.0	1.0	769	$2,749	$3.57	1d	15	0.45mi
101 W Olive Ave Unit A La Habra, CA	3.0	1.5	1100	$2,950	$2.68	17d	1	0.45mi
1480 W Lambert Rd #300 La Habra, CA	3.0	1.0	1023	$3,250	$3.18	1d	1	0.50mi
1151 S Walnut St La Habra, CA	1.0–2.0	1.0–2.0	1251	$2,985	$2.39	1d	2	0.56mi
701 W Imperial Hwy La Habra, CA	1.0–2.0	1.0	787	$2,635	$3.35	1d	3	0.56mi
515 W Florence Ave #1 La Habra, CA	3.0	2.0	1264	$4,500	$3.56	1d	1	0.63mi
971 S Idaho St La Habra, CA	3.0	2.0	1073	$3,100	$2.89	1d	1	0.63mi
861 Glencliff St La Habra, CA	1.0–2.0	1.0–1.5	855	$2,925	$3.42	1d	1	0.79mi
930 W Country Ter Unit 34 La Habra, CA	3.0	2.5	1493	$3,800	$2.55	1d	1	0.82mi
1600 El Dorado Ave La Habra, CA	3.0	2.0	1546	$4,200	$2.72	10d	1	0.83mi
951 S Beach Blvd La Habra, CA	1.0–2.0	1.0–2.0	988	$3,586	$3.63	1d	13	0.95mi
510 Ridgeway Ln Unit B La Habra, CA	2.0	1.0	880	$2,525	$2.87	1d	1	0.96mi
521 Ridgeway Ln Unit 6 La Habra, CA	2.0	1.0	900	$2,080	$2.31	1d	1	0.99mi
703 E Stearns Ave Unit 707-C La Habra, CA	2.0	1.0	950	$2,695	$2.84	1d	1	1.05mi
171 S Valencia St Unit 3 La Habra, CA	2.0	2.0	1000	$2,450	$2.45	1d	1	1.09mi
1236 Devonshire Ln La Habra, CA	3.0	2.5	1175	$3,895	$3.31	1d	1	1.18mi
650 Mardina Way La Habra, CA	3.0	2.0	1681	$3,850	$2.29	1d	1	1.23mi
1131 Urell Dr La Habra, CA	3.0	2.0	1574	$3,950	$2.51	11d	1	1.24mi
640 Ward St Unit 2 La Habra, CA	2.0	1.0	950	$2,195	$2.31	16d	1	1.38mi
1401 S Harbor Blvd La Habra, CA	1.0–2.0	1.0–2.0	875	$2,550	$2.91	1d	2	1.40mi
160 Greentree Ln La Habra, CA	2.0	1.5	1050	$2,800	$2.67	1d	1	1.41mi
209 S Fonda St La Habra, CA	2.0	2.0	1200	$3,500	$2.92	1d	1	1.45mi
1500 Eastpark Dr Unit 3 La Habra, CA	2.0	1.5	1286	$2,500	$1.94	1d	1	1.47mi
141 N Fonda St Unit 1 La Habra, CA	3.0	2.5	1300	$3,400	$2.62	10d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $189,000 Active 75 DOM
2. 2026-06-17
   days on market $189,000 Active 74 DOM
3. 2026-06-16
   days on market $189,000 Active 73 DOM
4. 2026-06-15
   days on market $189,000 Active 72 DOM
5. 2026-06-13
   days on market $189,000 Active 70 DOM
6. 2026-06-09
   days on market $189,000 Active 66 DOM
7. 2026-06-08
   days on market $189,000 Active 65 DOM
8. 2026-06-07
   days on market $189,000 Active 64 DOM
9. 2026-06-04
   days on market $189,000 Active 61 DOM
10. 2026-06-03
    days on market $189,000 Active 60 DOM
11. 2026-06-02
    days on market $189,000 Active 59 DOM
12. 2026-06-02
    price $189,000 Active 58 DOM
13. 2026-06-01
    days on market $199,000 Active 58 DOM
14. 2026-05-31
    days on market $199,000 Active 57 DOM
15. 2026-04-04
    listed $199,000 Active
16. 2026-03-23
    historical
17. 2026-03-04
    price $219,500
18. 2026-02-10
    price $229,995
19. 2026-01-29
    price $237,000
20. 2025-12-30
    listed $239,000 Active
21. 2025-08-27
    soldstatus $65,000 Closed Sale 365-char remark

    Show marketing remark (365 chars)

    This spacious Senior Mobile Home is a fantastic opportunity for those looking for a fixer-upper! 2 Bedrooms and 2 Bathrooms. It’s situated in a highly-rated 5-Star Community park, complete with a recreational room, swimming pool, sauna, and BBQ area. Perfect for travelers, there's also RV parking available. Don't miss out on this chance to make it your own!

22. 2025-07-01
    historical Active Under Contract 365-char remark

    Show marketing remark (365 chars)

    This spacious Senior Mobile Home is a fantastic opportunity for those looking for a fixer-upper! 2 Bedrooms and 2 Bathrooms. It’s situated in a highly-rated 5-Star Community park, complete with a recreational room, swimming pool, sauna, and BBQ area. Perfect for travelers, there's also RV parking available. Don't miss out on this chance to make it your own!

23. 2025-06-09
    listed $65,000 Active 365-char remark

    Show marketing remark (365 chars)

    This spacious Senior Mobile Home is a fantastic opportunity for those looking for a fixer-upper! 2 Bedrooms and 2 Bathrooms. It’s situated in a highly-rated 5-Star Community park, complete with a recreational room, swimming pool, sauna, and BBQ area. Perfect for travelers, there's also RV parking available. Don't miss out on this chance to make it your own!

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,543
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$2,763
• − Management: −$2,763
• − Depreciation: −$5,498
• Taxable income: $9,151
• Est. tax owed @ 24.0%: −$2,196
• After-tax cash flow: $9,419/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: Fullerton Joint Union High
• NCES district ID: 0614760
• Math proficiency: 51% ▲ 7.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $66,666
• Composite: 51.37/100
• National rank: #1735
• State rank: #82 of 517 in CA

Livability — La Habra

• Score: 65/100
• State rank: #384
• US rank: #13097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Habra, CA
• County: Orange County · 3,096,323 people
• City population: 68,309
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 68,309
• Household income: $104,251
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 2093.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 56% White 26% Two or more races 22% Asian 12% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 25% · Canada, South Korea, China
• Languages at home: 53% English-only · Spanish 36% Korean 4% 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: ▼ -757.47%
• Current HPI: 399.4947
• Rent YoY: ▲ 3.38%
• 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

+206.2% since first listed

9 events — show timeline

• 2026-04-04 Listed $199,000 CRMLS
• 2026-03-23 Listing Removed — CRMLS
• 2026-03-04 Price Changed $219,500 CRMLS
• 2026-02-10 Price Changed $229,995 CRMLS
• 2026-01-29 Price Changed $237,000 CRMLS
• 2025-12-30 Listed $239,000 CRMLS
• 2025-08-27 Sold (MLS) $65,000 CRMLS
• 2025-07-01 Contingent — CRMLS
• 2025-06-09 Listed $65,000 CRMLS

Property tax history

+36.6%/yr

Latest (2025): $76 · +7779.2% YoY. Source: county tax records.