18601 Newland St #67 · Huntington Beach, CA 92646

$199,900

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 162 Days on market

Manufactured home likely 55+ (park) Built 1976 Good condition $139/sqft · 33% below area Est $300k · 33% under ↓ 17% since listing

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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 +22.0/30.0
• ARV discount +15.0/15.0
• Schools +8.0/10.0
• DSCR +7.5/10.0
• 1% rule +6.5/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.7

Listing remarks

Fully remodeled home with a desirable open floor plan and newer roof, offering the perfect blend of comfort and style. Bright and airy living spaces flow seamlessly into the dining area and updated kitchen, creating an ideal layout for both everyday living and entertaining. The home features upgraded finishes throughout, including newer flooring, modern fixtures, and refreshed interior and exterior paint. Spacious bedrooms provide comfort and flexibility, while the primary suite offers a relaxing retreat with an updated ensuite bathroom.

Key facts

• Open floor plan
• Newer flooring
• Newer roof

Tags

• OPEN FLOOR PLAN
• NEWER ROOF
• UPDATED KITCHEN
• UPGRADED FINISHES
• NEWER FLOORING
• MODERN FIXTURES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 1.7% in Huntington Beach — 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 67/100 on livability (#306 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A-; Watch: amenities C-, cost of living F, health & safety 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.
• Zoned schools: Ethel Dwyer Middle (995 students, 27% FRL); Huntington Beach High (math 72% / reading 87%, grade A-, #45 of 1,170 statewide, top 4%, 2,807 students, 32% FRL).
• Market conditions: Rents rising (+1.2%/yr); 163 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 + 1.2% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 B-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?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.65%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $299,900
• List price: $199,900
• Delta: -33.34%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18601 Newland St SPC 5	0.07mi	2/2.0	1,440 (0%)	13mo	$290,000	$201	86
18601 Newland St #89	0.07mi	2/2.0	1,440 (0%)	20mo	$165,000	$115	80
18601 Newland St #95	0.07mi	2/2.0	1,440 (0%)	23mo	$140,000	$97	78
18601 Newland St	0.10mi	2/2.0	1,440 (0%)	23mo	$125,000	$87	76
18601 Newland St #32	0.07mi	3/2.0 (+1)	1,440 (0%)	21mo	$140,000	$97	74
18601 Newland #38	0.07mi	2/2.0	1,652 (+15%)	7mo	$319,000	$193	66
18601 Newland St #130	0.07mi	2/2.0	1,344 (-7%)	24mo	$220,000	$164	66

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $6,530
• Equity at exit: $29,806

10-year hold

• IRR: 10.8%
• Equity multiple: 1.78×
• Total profit: $43,497
• Equity at exit: $17,284

Cash invested: $55,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 1 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $192,450 ($127/sqft)
• Median days on market: 53 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +63.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92646

• Rents YoY: 1.2%
• Active inventory: 163
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,614 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $684

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 69%

Sensitivity live

Price	-10% $822	-5% $753	+0% $684	+5% $614	+10% $545
Rent	-10% $477	-5% $580	+0% $684	+5% $787	+10% $890
Rate	-1.0pp $784	-0.5pp $734	base $684	+0.5pp $632	+1.0pp $579

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: $49,975
• Closing costs: $5,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8275 Cherrywood Cir Huntington Beach, CA	3.0	2.5	1269	$4,195	$3.31	38d	1	0.19mi
18552 Demion Ln Huntington Beach, CA	2.0	2.0	1050	$2,800	$2.67	0d	1	0.24mi
18652 Libra Cir Apt 1 Huntington Beach, CA	3.0	2.0	1100	$3,950	$3.59	0d	1	0.29mi
18862 Carolyn Ln Huntington Beach, CA	3.0	1.5	1009	$4,200	$4.16	60d	1	0.30mi
18671 Libra Cir Unit 4 Huntington Beach, CA	2.0	2.0	900	$2,550	$2.83	21d	1	0.32mi
18671 Libra Cir Apt 3 Huntington Beach, CA	2.0	2.0	900	$2,500	$2.78	99d	1	0.32mi
18341 Gum Tree Ln Huntington Beach, CA	3.0	2.5	1658	$4,500	$2.71	98d	1	0.32mi
18661 Libra Cir Apt 3 Huntington Beach, CA	2.0	2.0	900	$2,500	$2.78	111d	1	0.32mi
18432 Patterson Ln Huntington Beach, CA	2.0	1.0	1000	$3,800	$3.80	35d	1	0.35mi
18504 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	1054	$3,331	$3.16	6d	1	0.36mi
8072 Constantine Dr Unit A Huntington Beach, CA	3.0	2.0	1200	$3,295	$2.75	111d	1	0.38mi
8579 Volga River Cir Fountain Valley, CA	3.0	2.0	1425	$3,500	$2.46	120d	1	0.40mi
18981 Valley Cir Unit C Huntington Beach, CA	2.0	2.0	1095	$2,750	$2.51	70d	1	0.47mi
7881 Beachpoint Cir Unit BB18 Huntington Beach, CA	2.0	2.0	1006	$3,250	$3.23	43d	1	0.50mi
7881 Beachpoint Cir Unit BD19 Huntington Beach, CA	2.0	2.0	1006	$3,230	$3.21	71d	1	0.50mi
7891 Ellis Ave Huntington Beach, CA	2.0	1.0	1000	$2,800	$2.80	65d	1	0.51mi
18832 Florida St Huntington Beach, CA	2.0	1.0	725	$2,795	$3.86	0d	4	0.55mi
18750 Delaware St Huntington Beach, CA	3.0	1.0–3.0	1202	$8,508	$7.08	0d	54	0.57mi
19154 Beach Blvd Unit B Huntington Beach, CA	2.0	1.0	1000	$2,650	$2.65	0d	1	0.62mi
18961 Florida St Unit 8 Huntington Beach, CA	3.0	2.0	1215	$3,600	$2.96	34d	1	0.62mi
7802 Shaffer Cir Apt 4 Huntington Beach, CA	2.0	1.5	1000	$2,695	$2.69	60d	1	0.64mi
7802 Shaffer Cir Huntington Beach, CA	2.0	1.5	1000	$2,695	$2.69	81d	1	0.64mi
7702 Amberleaf Cir Unit 1-4 Huntington Beach, CA	2.0	1.0	900	$2,450	$2.72	76d	1	0.69mi
7702 Amberleaf Cir Unit 4 Huntington Beach, CA	2.0	1.0	900	$2,450	$2.72	77d	1	0.69mi
7681 Ellis Ave Apt B Huntington Beach, CA	2.0	1.5	1010	$3,295	$3.26	32d	1	0.72mi
7681 Ellis Ave Huntington Beach, CA	2.0	1.5	1010	$3,295	$3.26	0d	1	0.72mi
7882 Orchid Dr Huntington Beach, CA	3.0	2.5	1868	$4,995	$2.67	106d	1	0.73mi
7675 Timber Cir Huntington Beach, CA	3.0	2.5	1846	$4,900	$2.65	30d	1	0.74mi
7675 Timber Cir Huntington Beach, CA	3.0	3.0	1846	$4,900	$2.65	27d	1	0.74mi
7631 Ellis Ave Apt B Huntington Beach, CA	2.0	1.0	1000	$2,850	$2.85	73d	1	0.76mi
18662 Park Meadow Ln Huntington Beach, CA	3.0	3.0	1543	$5,100	$3.31	97d	1	0.78mi
18635 Park Meadow Ln Huntington Beach, CA	3.0	2.5	1543	$4,650	$3.01	112d	1	0.80mi
7562 Ellis Ave Huntington Beach, CA	2.0–3.0	1.5–2.5	1223	$2,955	$2.42	40d	1	0.83mi
18131 S 3rd St Fountain Valley, CA	3.0	2.0	1254	$5,000	$3.99	83d	1	0.84mi
17762 Paseo Cir Unit D Huntington Beach, CA	2.0	2.0	900	$2,800	$3.11	0d	1	0.86mi
17762 Paseo Cir Unit D Huntington Beach, CA	2.0	2.0	900	$2,900	$3.22	56d	1	0.86mi
504 Clay Ave Unit 5 Huntington Beach, CA	2.0	2.0	950	$2,495	$2.63	71d	1	0.89mi
7811 Talbert Ave Huntington Beach, CA	2.0	1.0	950	$2,909	$3.06	0d	2	0.90mi
17972 Baron Cir Apt 3 Huntington Beach, CA	2.0	1.5	1038	$2,895	$2.79	26d	1	0.90mi
17972 Baron Cir Unit 4 Huntington Beach, CA	2.0	1.0	876	$2,595	$2.96	63d	1	0.90mi

Property features AI

Finance

• Other: Living area is estimatedLot characterized as 0–1 unit per acreElevation measured in feetPark name: Los Amigos
• Financial info: Monthly land lease of $1,975 (park-managed)
• HOA & community: Senior communityManager approval required for park residencyPets allowed — contact manager

Exterior

• Parking: Located in Los Amigos park
• Utilities: Public sewerDistrict/public water
• Home design: Single-story propertyMobile home (24 ft wide x 60 ft long)Mobile home remains on siteModel AHRTG
• Construction: Year built by builder
• Exterior features: Community poolSuburban community

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Front door entryEntry level is first floor
• Laundry & utility: Laundry inside

Listing history 50 events

1. 2026-09-24
   days on market $199,900 Active 162 DOM
2. 2026-09-23
   days on market $199,900 Active 161 DOM
3. 2026-09-22
   days on market $199,900 Active 160 DOM
4. 2026-09-21
   days on market $199,900 Active 159 DOM
5. 2026-09-20
   days on market $199,900 Active 158 DOM
6. 2026-09-19
   days on market $199,900 Active 157 DOM
7. 2026-09-18
   days on market $199,900 Active 156 DOM
8. 2026-09-17
   days on market $199,900 Active 155 DOM
9. 2026-09-16
   days on market $199,900 Active 154 DOM
10. 2026-09-15
    days on market $199,900 Active 153 DOM
11. 2026-09-14
    days on market $199,900 Active 152 DOM
12. 2026-09-13
    days on market $199,900 Active 151 DOM
13. 2026-09-12
    days on market $199,900 Active 150 DOM
14. 2026-09-11
    days on market $199,900 Active 149 DOM
15. 2026-09-05
    days on market $199,900 Active 143 DOM
16. 2026-09-04
    days on market $199,900 Active 142 DOM
17. 2026-09-02
    days on market $199,900 Active 140 DOM
18. 2026-08-31
    days on market $199,900 Active 138 DOM
19. 2026-08-29
    days on market $199,900 Active 136 DOM
20. 2026-08-28
    days on market $199,900 Active 135 DOM
21. 2026-08-27
    days on market $199,900 Active 134 DOM
22. 2026-08-26
    days on market $199,900 Active 133 DOM
23. 2026-08-25
    days on market $199,900 Active 132 DOM
24. 2026-08-24
    days on market $199,900 Active 131 DOM
25. 2026-08-23
    days on market $199,900 Active 130 DOM
26. 2026-08-22
    days on market $199,900 Active 129 DOM
27. 2026-08-21
    days on market $199,900 Active 128 DOM
28. 2026-08-20
    days on market $199,900 Active 127 DOM
29. 2026-08-19
    days on market $199,900 Active 126 DOM
30. 2026-08-18
    days on market $199,900 Active 125 DOM
31. 2026-08-17
    days on market $199,900 Active 124 DOM
32. 2026-08-16
    days on market $199,900 Active 123 DOM
33. 2026-08-15
    days on market $199,900 Active 122 DOM
34. 2026-08-14
    days on market $199,900 Active 121 DOM
35. 2026-08-13
    days on market $199,900 Active 120 DOM
36. 2026-08-12
    days on market $199,900 Active 119 DOM
37. 2026-08-11
    days on market $199,900 Active 118 DOM
38. 2026-08-10
    days on market $199,900 Active 117 DOM
39. 2026-08-09
    days on market $199,900 Active 116 DOM
40. 2026-08-08
    days on market $199,900 Active 115 DOM
41. 2026-08-06
    days on market $199,900 Active 113 DOM
42. 2026-08-05
    days on market $199,900 Active 112 DOM
43. 2026-08-04
    days on market $199,900 Active 111 DOM
44. 2026-08-03
    days on market $199,900 Active 110 DOM
45. 2026-07-31
    days on market $199,900 Active 107 DOM
46. 2026-07-30
    days on market $199,900 Active 106 DOM
47. 2026-07-30
    days on market $199,900 Active 105 DOM
48. 2026-07-28
    days on market $199,900 Active 104 DOM
49. 2026-07-26
    days on market $199,900 Active 102 DOM
50. 2026-07-24
    days on market $199,900 Active 100 DOM

ⓘ 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 6/10 Major FEMA zone X · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 24 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: $31,367
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,509
• − Management: −$2,509
• − Depreciation: −$5,815
• Taxable income: $5,337
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $6,921/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,200–$21,600 screening

This fully remodeled home offers a bright and airy open floor plan with modern finishes and a desirable location. It is move-in ready with minimal maintenance required.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both ceiling fans — improves air circulation and comfort ↑
• Both lamp shades — refreshes the interior and adds a touch of elegance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 80/100

Zoned Schools

Middle Ethel Dwyer Middle High Huntington Beach High A- CA #45/1,170 Nat'l #1,121/17,239

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

C Composite livability gradescore 67/100

Livability — Huntington Beach

• Score: 67/100
• State rank: #306
• US rank: #10298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Beach, CA
• County: Orange County · 3,477,456 people
• City population: 194,835
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 54,615
• Household income: $130,672
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 13% Two or more races 13%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Vietnam, Canada, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 5% Chinese 2%

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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: ▼ -1082.92%
• Current HPI: 459.3987
• Rent YoY: ▲ 1.20%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• Other: Living area is estimatedLot characterized as 0–1 unit per acreElevation measured in feetPark name: Los Amigos
• Financial info: Monthly land lease of $1,975 (park-managed)
• HOA & community: Senior communityManager approval required for park residencyPets allowed — contact manager

Exterior

• Parking: Located in Los Amigos park
• Utilities: Public sewerDistrict/public water
• Home design: Single-story propertyMobile home (24 ft wide x 60 ft long)Mobile home remains on siteModel AHRTG
• Construction: Year built by builder
• Exterior features: Community poolSuburban community

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Front door entryEntry level is first floor
• Laundry & utility: Laundry inside

Price history

-17.4% since first listed

3 events — show timeline

• 2026-06-29 Price Changed $199,900 CRMLS
• 2026-05-23 Price Changed $229,000 CRMLS
• 2026-04-15 Listed $242,000 CRMLS