21752 Pacific Coast Hwy Unit 7A · Huntington Beach, CA 92646

$194,500

2 bd · 1.0 ba · 751 sqft · Manufactured · 54 Days on market

Built 2010

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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 +7.5/15.0
• Schools +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Across the street from the OCEAN!!! Very Rare Find! Awesome beach house in the lovely, Cabrillo Mobile Home Park. Look no more! Gorgeous open floor plan, with giant living and dining room. This beautiful home has 2 bedrooms and 1 bathroom and 751 sqft. This home is light and bright with all appliances included. Also, separate laundry room. Storage shed in back yard. 2-car private reserved parking in front of the home, plus another car can fit in the driveway. Guest parking is also available. Build a deck on the side yard to see views of the ocean and mountains. 1 year home warranty included! The monthly park lease is only $3,635/month which includes private security and access to the newly

Key facts

• 2 garage spots
• Community pool
• Built 2010

Property features AI

Finance

• Other: Pets allowed; Living area source: assessor's data; Year built source: appraiser; Number of sheds: 1
• Financial info: Land lease (monthly)
• HOA & community: Land lease community (monthly land lease current amount noted); Community amenities include a dog park and street lighting; Park name: Cabrillo; Rent includes use of association pool (see remarks)

Exterior

• Parking: Assigned covered parking; Attached carport (paved); 2 parking spaces / 2 garage spaces
• Security: Carbon monoxide detector(s); Smoke detector
• Utilities: Public water (district); Public sewer (sewer connected); Natural gas connected; Electricity connected (standard); Cable connected; Telephone on property
• Home design: Single-story property; Turnkey condition; Mobile home remains (13' x 54'); Has a view; lot is across the road from a lake/ocean; Private, paved road frontage
• Construction: Pier/pillar/post foundation with pier jacks
• Exterior features: Covered front porch and open patio; Rain gutters; Covered porch; Patio; Shed on property; Pool (association; heated); Wood fencing in average condition

Interior

• Kitchen: Kitchen open to the family room; Gas cooktop / gas range; Microwave; Refrigerator; Dishwasher; Gas water heater
• Bedrooms: Primary bedroom on the main floor; All bedrooms downstairs
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Main floor full bathroom with bathtub and walk-in shower
• Heating & cooling: Central furnace (heating)
• Interior features: Open floor plan; Living room balcony / attached deck; Screens on windows; Carbon monoxide and smoke detectors
• Laundry & utility: Dedicated laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $194k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $194k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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); 120 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 32% 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 $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 $54k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($189k) 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 $188,665 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.77% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.21%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 1.91×
• Total profit: $49,739
• Equity at exit: $29,001

10-year hold

• IRR: 29.6%
• Equity multiple: 3.42×
• Total profit: $131,760
• Equity at exit: $16,817

Cash invested: $54,460 (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: 120
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,437 high
• Mortgage (P&I): −$1,020
• Tax est. 1.5%: −$243 /mo · $2,918/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $1,371

Break-even live

Break-even rent $1,701

Max offer price $194,500

Occupancy floor 55%

Sensitivity live

Price	-10% $1,505	-5% $1,438	+0% $1,371	+5% $1,304	+10% $1,237
Rent	-10% $1,099	-5% $1,235	+0% $1,371	+5% $1,507	+10% $1,643
Rate	-1.0pp $1,469	-0.5pp $1,420	base $1,371	+0.5pp $1,321	+1.0pp $1,269

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8461 Lomond Dr Huntington Beach, CA	3.0	1.0	950	$3,800	$4.00	11d	1	0.43mi
21270 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	679	$3,537	$5.21	0d	13	0.50mi
8450 Atlanta Ave Huntington Beach, CA	1.0–2.0	1.0	791	$2,845	$3.59	0d	9	0.71mi
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,108	$3.56	0d	3	0.81mi
80 HUNTINGTON St Huntington Beach, OS	1.0	1.0	594	$2,950	$4.97	0d	1	0.83mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$5,950	$5.23	0d	27	0.95mi
401 Atlanta Ave Huntington Beach, CA	1.0	1.0	555	$2,270	$4.09	0d	3	0.96mi
229 Atlanta Ave Unit 229 Huntington Beach, CA	1.0	1.0	700	$2,500	$3.57	0d	1	0.99mi
223 Atlanta Ave Huntington Beach, CA	1.0	1.0	700	$2,800	$4.00	0d	1	0.99mi
223 Atlanta Ave Unit 223 Huntington Beach, CA	1.0	1.0	650	$2,750	$4.23	0d	1	0.99mi
7623 Bay Dr #103 Huntington Beach, CA	2.0	1.0	968	$3,200	$3.31	0d	1	0.99mi
8877 Lauderdale Ct Unit 214C Huntington Beach, CA	2.0	2.0	1009	$3,600	$3.57	0d	1	1.07mi
218 Chicago Ave Apt 2 Huntington Beach, CA	1.0	1.0	600	$2,595	$4.33	0d	1	1.08mi
218 Chicago Ave Huntington Beach, CA	1.0	1.0	600	$2,545	$4.24	11d	2	1.08mi
218 Chicago Ave Unit 07 Huntington Beach, CA	1.0	1.0	600	$2,495	$4.16	0d	1	1.08mi
227 1st St Unit 3 Huntington Beach, CA	2.0	2.0	1050	$7,000	$6.67	19d	1	1.08mi
409 California St Unit 1 Huntington Beach, CA	1.0	1.0	600	$2,200	$3.67	0d	1	1.11mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	0d	1	1.12mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	11d	1	1.12mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,500	$4.23	0d	2	1.16mi
518 Geneva Ave Huntington Beach, CA	1.0	1.0	530	$2,175	$4.10	0d	1	1.18mi
420 Lake St #101 Huntington Beach, CA	2.0	2.0	1023	$4,000	$3.91	21d	1	1.20mi
8302 Indianapolis Ave Huntington Beach, CA	3.0	2.0	1045	$4,450	$4.26	20d	1	1.22mi
430 Lake St #202 Huntington Beach, CA	2.0	2.0	1023	$3,850	$3.76	19d	1	1.22mi
224 Frankfort Ave Huntington Beach, CA	2.0	1.0	925	$3,750	$4.05	0d	1	1.23mi
820 Geneva Ave Unit B Huntington Beach, CA	2.0	1.0	750	$3,200	$4.27	25d	1	1.24mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	0d	1	1.36mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	18d	1	1.36mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	16d	1	1.39mi
20331 Bluffside Cir #221 Huntington Beach, CA	1.0	1.0	767	$2,900	$3.78	0d	1	1.42mi
20321 Tidepool Cir Unit 105 Huntington Beach, CA	2.0	2.0	1104	$3,700	$3.35	0d	1	1.43mi
20301 Bluffside Cir Unit D110 Huntington Beach, CA	2.0	2.0	1101	$5,250	$4.77	0d	1	1.45mi
711 Pacific Coast Hwy Huntington Beach, CA	1.0–3.0	1.0–2.0	1089	$6,675	$6.13	0d	3	1.47mi
711 Pacific Coast Hwy #325 Huntington Beach, CA	2.0	1.0	968	$9,500	$9.81	0d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $194,500 Active 54 DOM
2. 2026-06-18
   days on market $194,500 Active 51 DOM
3. 2026-06-17
   days on market $194,500 Active 50 DOM
4. 2026-06-16
   days on market $194,500 Active 49 DOM
5. 2026-06-15
   days on market $194,500 Active 48 DOM
6. 2026-06-13
   days on market $194,500 Active 46 DOM
7. 2026-06-13
   days on market $194,500 Active 45 DOM
8. 2026-06-10
   price $194,500 Active 42 DOM
9. 2026-06-09
   days on market $199,900 Active 42 DOM
10. 2026-06-08
    days on market $199,900 Active 41 DOM
11. 2026-06-07
    days on market $199,900 Active 40 DOM
12. 2026-06-04
    days on market $199,900 Active 37 DOM
13. 2026-06-03
    days on market $199,900 Active 36 DOM
14. 2026-06-02
    days on market $199,900 Active 35 DOM
15. 2026-06-01
    days on market $199,900 Active 34 DOM
16. 2026-05-31
    days on market $199,900 Active 33 DOM
17. 2026-04-28
    listed $199,900 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 6/10 Major FEMA zone X · 84% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥82°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,243
• − Mortgage interest: −$10,895
• − Property taxes: −$2,918
• − Insurance: −$972
• − Repairs & maintenance: −$3,299
• − Management: −$3,299
• − Depreciation: −$5,658
• Taxable income: $14,201
• Est. tax owed @ 24.0%: −$3,408
• After-tax cash flow: $13,044/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: 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

1 event — show timeline

• 2026-04-28 Listed $199,900 CRMLS

Property tax history

-2.9%/yr

Latest (2025): $291 · -0.3% YoY. Source: county tax records.