18601 Newland St #67 · Huntington Beach, CA 92646

$229,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 64 Days on market

Built 1976 Good condition Est $236k · at est. ↓ 5% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +8.9/15.0
• Schools +6.5/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

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. Step outside to a covered front porch—perfect for morning coffee or evening relaxation—plus a private yard with room for gardening or outdoor e

Key facts

• Open floor plan
• Newer flooring
• Newer roof

Tags

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

Property features AI

Finance

• Other: Living area is estimated; Lot characterized as 0–1 unit per acre; Elevation measured in feet; Park name: Los Amigos
• Financial info: Monthly land lease of $1,975 (park-managed)
• HOA & community: Senior community; Manager approval required for park residency; Pets allowed — contact manager

Exterior

• Parking: Located in Los Amigos park
• Utilities: Public sewer; District/public water
• Home design: Single-story property; Mobile home (24 ft wide x 60 ft long); Mobile home remains on site; Model AHRTG
• Construction: Year built by builder
• Exterior features: Community pool; Suburban community

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $229k. Condition is rated good.

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 ($3k rent vs $229k).
• Recommended offer: $215k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 1.6% 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-, schools B+; 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.
• Market conditions: Rents rising (+1.2%/yr); 116 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).
• This rent runs 31% of the median local income ($131k/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 $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 + 1.2% rent growth), your $64k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.

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 $215,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 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: 1.46% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.84%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $236,160
• Comps found: 8

Show comp detail 8 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%)	10mo	$290,000	$201	88
18601 Newland St #89	0.07mi	2/2.0	1,440 (0%)	17mo	$165,000	$115	82
18601 Newland St #95	0.07mi	2/2.0	1,440 (0%)	20mo	$140,000	$97	80
18601 Newland St	0.10mi	2/2.0	1,440 (0%)	20mo	$125,000	$87	78
18601 Newland St #32	0.07mi	3/2.0 (+1)	1,440 (0%)	18mo	$140,000	$97	77
18601 Newland St #8	0.07mi	3/2.0 (+1)	1,440 (0%)	22mo	$300,000	$208	74
18601 Newland #38	0.07mi	2/2.0	1,652 (+15%)	4mo	$319,000	$193	69
18601 Newland St #130	0.07mi	2/2.0	1,344 (-7%)	21mo	$220,000	$164	68

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: 9.9%
• Equity multiple: 1.38×
• Total profit: $24,498
• Equity at exit: $34,145

10-year hold

• IRR: 17.5%
• Equity multiple: 2.32×
• Total profit: $84,909
• Equity at exit: $19,800

Cash invested: $64,120 (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 92646

• Rents YoY: 1.2%
• Active inventory: 116
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,345 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $1,060

Break-even live

Break-even rent $2,003

Max offer price $229,000

Occupancy floor 63%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18671 Libra Cir Apt 3 Huntington Beach, CA	2.0	2.0	900	$2,500	$2.78	3d	1	0.32mi
18341 Gum Tree Ln Huntington Beach, CA	3.0	2.5	1658	$4,500	$2.71	2d	1	0.32mi
18661 Libra Cir Apt 3 Huntington Beach, CA	2.0	2.0	900	$2,500	$2.78	15d	1	0.32mi
8072 Constantine Dr Unit A Huntington Beach, CA	3.0	2.0	1200	$3,295	$2.75	15d	1	0.38mi
8579 Volga River Cir Fountain Valley, CA	3.0	2.0	1425	$3,500	$2.46	24d	1	0.40mi
7881 Beachpoint Cir Unit BD19 Huntington Beach, CA	2.0	2.0	1006	$3,225	$3.21	14d	1	0.50mi
7891 Ellis Ave Huntington Beach, CA	2.0	1.0	1000	$2,800	$2.80	1d	1	0.51mi
18832 Florida St Huntington Beach, CA	2.0	1.0	725	$2,795	$3.86	1d	5	0.55mi
18750 Delaware St Huntington Beach, CA	3.0	1.0–2.0	1202	$8,621	$7.17	1d	108	0.57mi
7802 Shaffer Cir Huntington Beach, CA	2.0	1.5	1000	$2,695	$2.69	1d	1	0.64mi
7802 Shaffer Cir Apt 4 Huntington Beach, CA	2.0	1.5	1000	$2,695	$2.69	1d	1	0.64mi
7702 Amberleaf Cir Unit 1-4 Huntington Beach, CA	2.0	1.0	900	$2,450	$2.72	1d	1	0.69mi
7702 Amberleaf Cir Unit 4 Huntington Beach, CA	2.0	1.0	900	$2,450	$2.72	22d	1	0.69mi
7882 Orchid Dr Huntington Beach, CA	3.0	2.5	1868	$4,995	$2.67	10d	1	0.73mi
18662 Park Meadow Ln Huntington Beach, CA	3.0	3.0	1543	$5,100	$3.31	1d	1	0.78mi
18635 Park Meadow Ln Huntington Beach, CA	3.0	2.5	1543	$4,650	$3.01	16d	1	0.80mi
7562 Ellis Ave Huntington Beach, CA	2.0–3.0	1.5–2.5	1223	$2,800	$2.29	3d	1	0.83mi
18131 S 3rd St Fountain Valley, CA	3.0	2.0	1254	$5,000	$3.99	1d	1	0.84mi
504 Clay Ave Unit 5 Huntington Beach, CA	2.0	2.0	950	$2,495	$2.63	1d	1	0.89mi
7811 Talbert Ave Huntington Beach, CA	2.0	1.0	950	$2,969	$3.13	1d	1	0.90mi
17972 Baron Cir Unit 4 Huntington Beach, CA	2.0	1.0	876	$2,695	$3.08	1d	1	0.90mi
718 Williams Dr Apt C Huntington Beach, CA	2.0	1.0	1025	$3,195	$3.12	1d	1	0.91mi
2614 Florida St Unit C Huntington Beach, CA	2.0	1.0	1000	$3,750	$3.75	1d	1	0.91mi
2620 England St Unit 2 Huntington Beach, CA	2.0	1.0	1000	$2,790	$2.79	1d	1	0.94mi
2620 England St Unit 3 Huntington Beach, CA	2.0	1.0	1000	$2,400	$2.40	19d	1	0.94mi
19343 McLaren Ln Huntington Beach, CA	3.0	2.0	1654	$4,000	$2.42	24d	1	0.95mi
2724 17th St Huntington Beach, CA	3.0	2.5	1847	$4,700	$2.54	1d	1	0.97mi
2517 Florida St Unit 7 Huntington Beach, CA	2.0	2.0	1000	$2,600	$2.60	1d	1	0.98mi
2604 Delaware St Apt 4 Huntington Beach, CA	2.0	1.0	1024	$2,495	$2.44	24d	1	1.01mi
7901 Newman Ave Apt C Huntington Beach, CA	2.0	2.0	900	$2,425	$2.69	1d	1	1.03mi
19071 Main St #105 Huntington Beach, CA	2.0	2.5	1300	$4,500	$3.46	3d	1	1.04mi
7822 Newman Ave Unit B Huntington Beach, CA	2.0	1.5	950	$2,500	$2.63	1d	1	1.04mi
17610 Cameron Ln Unit H Huntington Beach, CA	2.0	2.5	1020	$2,700	$2.65	1d	1	1.08mi
17570 Van Buren Ln Huntington Beach, CA	3.0	2.5	1269	$3,950	$3.11	1d	1	1.09mi
8402 Slater Ave Huntington Beach, CA	2.0	1.0	900	$3,200	$3.56	1d	1	1.11mi
9213 El Tango Cir Fountain Valley, CA	3.0	3.0	1670	$4,800	$2.87	1d	1	1.13mi
7802 Speer Dr Unit C Huntington Beach, CA	2.0	2.0	900	$2,595	$2.88	1d	1	1.15mi
19122 Cole Ln Huntington Beach, CA	3.0	2.5	1350	$4,500	$3.33	1d	1	1.15mi
2418 Huntington St Unit 2420-A Huntington Beach, CA	2.0	2.0	1045	$3,095	$2.96	1d	1	1.18mi
2323 Huntington St #902 Huntington Beach, CA	2.0	2.0	1100	$3,200	$2.91	1d	1	1.23mi

Listing history 16 events

1. 2026-06-18
   days on market $229,000 Active 64 DOM
2. 2026-06-17
   days on market $229,000 Active 63 DOM
3. 2026-06-16
   days on market $229,000 Active 62 DOM
4. 2026-06-15
   days on market $229,000 Active 61 DOM
5. 2026-06-13
   days on market $229,000 Active 59 DOM
6. 2026-06-13
   days on market $229,000 Active 58 DOM
7. 2026-06-09
   days on market $229,000 Active 55 DOM
8. 2026-06-08
   days on market $229,000 Active 54 DOM
9. 2026-06-07
   days on market $229,000 Active 53 DOM
10. 2026-06-04
    days on market $229,000 Active 50 DOM
11. 2026-06-03
    days on market $229,000 Active 49 DOM
12. 2026-06-02
    days on market $229,000 Active 48 DOM
13. 2026-06-01
    days on market $229,000 Active 47 DOM
14. 2026-05-31
    days on market $229,000 Active 46 DOM
15. 2026-05-23
    price $229,000
16. 2026-04-15
    listed $242,000 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 4/10 Moderate FEMA zone X · 22% 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: $40,139
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$3,211
• − Management: −$3,211
• − Depreciation: −$6,662
• Taxable income: $9,647
• Est. tax owed @ 24.0%: −$2,315
• After-tax cash flow: $10,404/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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 · 3,096,323 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: 1226.0

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 0.56)
• 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%

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

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

-5.4% since first listed

2 events — show timeline

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