50 Cypress · Anaheim, CA 92801

$274,999

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 20 Days on market

Built 2005 24 ac lot Est $214k · 28% over

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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 +8.8/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Rancho La Paz!, This is a beautifully maintained 3-bedroom, 2-bath manufactured home located in the desirable city of Anaheim. This inviting completely remodeled residence offers a perfect blend of comfort, style, and convenience—ideal for families or anyone seeking a relaxed Southern California lifestyle. Step inside to discover a bright and open floor plan with abundant natural light flowing through spacious living areas. The well-appointed kitchen features ample cabinetry, modern appliances, and plenty of counter space, making it perfect for both everyday living and entertaining. The adjoining dining area creates a warm, welcoming space for gatherings. The primary bedroo

Key facts

• 23.52 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Directions: Orangethrope east of Lemon, 501 E Orangethrope Ave; Road access via city streets; paved road frontage
• Financial info: Monthly land lease amount applies
• HOA & community: Manager approval required for park residency; Breed restrictions for pets; Park name: Rancho La Paz; Urban community features; Land lease (park) applies

Exterior

• Parking: Attached garage with direct access; 2-car garage; 5 uncovered spaces (7 total parking spaces); Has parking
• Security: 24-hour security
• Utilities: District/public water; Public sewer; Natural gas connected; Electricity connected; Cable available; Telephone in street; Sewer connected; Standard electric
• Home design: Manufactured/mobile home (Oakmanor model); 27 ft wide by 56 ft long; Mobile home remains on site; Single-story; Entry faces front
• Construction: Clapboard construction; Pier jacks foundation; Year built per assessor
• Exterior features: Shingle roof; Clapboard siding; Cabana patio/porch; Community pool; Brick skirt; No perimeter fencing; 0–1 unit/acre lot

Interior

• Kitchen: Remodeled kitchen; Quartz counters; Refrigerator; Vented exhaust fan; Range/stove hood; Gas range; Gas oven
• Bedrooms: All bedrooms on main level
• Flooring: Laminate flooring
• Bathrooms: One full bath; One 3/4 bath; Separate tub and shower; Shower-in-tub and bathtub
• Heating & cooling: Central cooling
• Interior features: Quartz counters; Copper partial plumbing; High (9+ foot) ceilings; Ceiling fan; Open floor plan; Panel doors; One-level home; Front entry; Turnkey condition; 24-hour security; Community spa
• Laundry & utility: Washer included; Dryer included; Has laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.2% in Anaheim — 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 70/100 on livability (#240 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime F, cost of living F.
• Anaheim Elementary (urban): math 25% / reading 25% proficiency, ranked #386 of 517 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.1%/yr); 72 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $3,784/mo this rent would consume 54% of the median local household income ($84k/yr) (locally 3604% 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 $8k 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 + 5.1% rent growth), your $77k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,874 (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 F 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: 1.38% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.97%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $214,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Spruce Via	0.11mi	3/2.0	1,512 (+1%)	0mo	$145,000	$96	93
501 E Orangethorpe Ave #31	0.11mi	3/2.0	1,440 (-4%)	0mo	$250,000	$174	88
21 Walnut Via	0.13mi	3/2.0	1,554 (+4%)	7mo	$249,000	$160	82
7 PINE Via	0.24mi	3/2.0	1,440 (-4%)	2mo	$261,500	$182	81
26 MAGNOLIA Via	0.23mi	3/2.0	1,440 (-4%)	4mo	$205,500	$143	80
49 Pine Via	0.25mi	3/2.0	1,530 (+2%)	8mo	$250,000	$163	78
13 MAGNOLIA Via	0.22mi	2/2.0 (-1)	1,560 (+4%)	7mo	$151,500	$97	72
14 Palm Via	0.31mi	2/2.0 (-1)	1,440 (-4%)	5mo	$60,000	$42	70
39 Pine Via Ave	0.23mi	2/2.0 (-1)	1,368 (-9%)	2mo	$140,000	$102	68
16 Palm Via	0.29mi	2/2.0 (-1)	1,400 (-7%)	5mo	$124,900	$89	66
7 Magnolia	0.27mi	2/2.0 (-1)	1,344 (-10%)	3mo	$140,000	$104	63
1241 N East #216	0.72mi	3/2.0	1,344 (-10%)	1mo	$249,000	$185	49

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 · 5.13% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.43×
• Total profit: $33,127
• Equity at exit: $41,003

10-year hold

• IRR: 21.4%
• Equity multiple: 3.00×
• Total profit: $153,876
• Equity at exit: $23,777

Cash invested: $77,000 (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 92801

• Rents YoY: 5.1%
• Active inventory: 72
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,784 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$795
• Net cashflow: $1,089

Break-even live

Break-even rent $2,406

Max offer price $274,999

Occupancy floor 66%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
251 Orangefair Ave Fullerton, CA	2.0	1.0–2.0	966	$3,916	$4.05	1d	27	0.51mi
410 S Lemon St Unit B Fullerton, CA	4.0	1.0	1800	$2,200	$1.22	6d	1	0.56mi
124 N Princeton Ave Fullerton, CA	3.0	2.0	1119	$3,500	$3.13	24d	1	0.71mi
325 E Amerige Ave Fullerton, CA	3.0	2.0	1325	$3,500	$2.64	1d	1	0.80mi
325 E Amerige Ave Unit A Fullerton, CA	3.0	2.0	1325	$3,500	$2.64	5d	1	0.80mi
229 E Commonwealth Ave Fullerton, CA	3.0	1.0–3.0	1126	$4,409	$3.91	1d	8	0.81mi
125 W Valencia Dr Unit A Fullerton, CA	3.0	1.0	1100	$3,500	$3.18	1d	1	0.81mi
1134 E Whiting Ave Fullerton, CA	2.0	1.5	1157	$3,500	$3.03	7d	1	0.89mi
155 W La Palma Ave #4 Anaheim, CA	3.0	2.5	1673	$4,300	$2.57	1d	1	0.99mi
130 E Chapman Ave Fullerton, CA	1.0–2.0	1.0–2.0	910	$2,644	$2.91	1d	4	1.02mi
1096 N Ivory Palm Ln Anaheim, CA	3.0	2.5	1406	$4,200	$2.99	1d	1	1.03mi
527 W Victor Ave Anaheim, CA	3.0	3.0	1420	$13,200	$9.30	1d	1	1.05mi
141 W Wilshire Ave Fullerton, CA	1.0–2.0	1.0–2.5	910	$3,187	$3.50	1d	6	1.09mi
853 N Zeyn St Anaheim, CA	2.0	1.0	1862	$3,500	$1.88	1d	1	1.10mi
1410 Central Ave Fullerton, CA	4.0	2.0	1920	$5,600	$2.92	17d	1	1.14mi
1410 Central Ave Fullerton, CA	4.0	2.0	1920	$4,750	$2.47	11d	1	1.14mi
1024 W Romneya Dr Anaheim, CA	2.0–3.0	2.0	1241	$4,795	$3.86	1d	10	1.28mi
331 W Whiting Ave Fullerton, CA	3.0	1.0	1490	$2,350	$1.58	10d	1	1.31mi
1424 Riverside Dr Unit NA Fullerton, CA	3.0	2.0	1578	$4,500	$2.85	10d	1	1.39mi
800 N Janss St Anaheim, CA	4.0	2.0	1450	$4,500	$3.10	1d	1	1.41mi
600 W Commonwealth Ave Fullerton, CA	3.0	1.0–2.0	1002	$4,564	$4.55	1d	18	1.44mi
1112 Riedel Ave Fullerton, CA	3.0	2.0	1424	$4,450	$3.12	1d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $274,999 Active 20 DOM
2. 2026-06-17
   days on market $274,999 Active 19 DOM
3. 2026-06-16
   days on market $274,999 Active 18 DOM
4. 2026-06-15
   days on market $274,999 Active 17 DOM
5. 2026-06-13
   days on market $274,999 Active 15 DOM
6. 2026-06-13
   days on market $274,999 Active 14 DOM
7. 2026-06-09
   days on market $274,999 Active 11 DOM
8. 2026-06-08
   days on market $274,999 Active 10 DOM
9. 2026-06-07
   pricedays on market $274,999 Active 9 DOM
10. 2026-06-04
    pricedays on market $299,900 Active 6 DOM
11. 2026-06-03
    days on market $300,000 Active 5 DOM
12. 2026-06-02
    days on market $300,000 Active 4 DOM
13. 2026-06-01
    days on market $300,000 Active 3 DOM
14. 2026-05-31
    days on market $300,000 Active 2 DOM
15. 2026-05-17
    historical $300,000
16. 2020-04-30
    historical
17. 2020-03-27
    price $229,990
18. 2019-10-21
    listed $239,000 Active

ⓘ 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 6/10 Major 7 d/yr ≥93°F today · 22 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: $45,407
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,633
• − Management: −$3,633
• − Depreciation: −$8,000
• Taxable income: $9,238
• Est. tax owed @ 24.0%: −$2,217
• After-tax cash flow: $10,849/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: Anaheim Elementary
• NCES district ID: 0602610
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $55,235
• Composite: 22.56/100
• National rank: #8078
• State rank: #386 of 517 in CA

Livability — Anaheim

• Score: 70/100
• State rank: #240
• US rank: #7861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anaheim, CA
• County: Orange County · 3,096,323 people
• City population: 361,715
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,547
• Household income: $83,725
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 3604.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 19% Asian 19% White 16% Black 4%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Russian 1% Lithuanian 1%
• Foreign-born: 41% · Canada, Vietnam, South Korea
• Languages at home: 30% English-only · Spanish 48% Tagalog/Filipino 5% Vietnamese 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: ▼ -723.92%
• Current HPI: 446.9118
• Rent YoY: ▲ 5.13%
• 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

+25.5% since first listed

4 events — show timeline

• 2026-05-17 Coming Soon $300,000 CRMLS
• 2020-04-30 Listing Removed — CRMLS
• 2020-03-27 Price Changed $229,990 CRMLS
• 2019-10-21 Listed $239,000 CRMLS

Property tax history

-1.8%/yr

Latest (2025): $466 · +3.4% YoY. Source: county tax records.