8111 Stanford #138 · Stanton, CA 92841

$98,500

2 bd · 1.0 ba · 784 sqft · Manufactured · 29 Days on market

Built 1981

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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 +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 2-bedroom, 1-bath home located in the highly desirable Villa Capri Mobile Estates community in Garden Grove. This move-in ready home features a bright and functional floor plan with spacious living areas, comfortable bedrooms, and plenty of natural light throughout. The home includes newer central A/C for year-round comfort and has been well cared for with pride of ownership throughout. The kitchen flows seamlessly into the dining area, making it ideal for everyday living and entertaining. Conveniently located near the 22, 405, and 605 freeways with easy access to popular dining spots, shopping centers, and everyday conveniences, offering both comfort and accessibilit

Key facts

• Community pool
• Built 1981
• Listed 28 days

Property features AI

Finance

• Other: Manager approval required
• HOA & community: Land lease community (land lease amount $2,350)

Exterior

• Parking: Located in Villa Capri Mobile Estates
• Utilities: Public sewer; District/public water
• Home design: Manufactured/mobile home (14' × 56'), model ES08M6; Single-story; Mobile home remains on site
• Construction: Year built per public records
• Exterior features: Front porch; Patio; Community pool; Community amenities include curbs, dog park, street lighting, storm drains, park setting, and suburban neighborhood character

Interior

• Bathrooms: 1 full bathroom
• Interior features: One-level home with front entry; Entry at front of the home
• Laundry & utility: Indoor laundry with gas and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $98k.

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 $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.6% vs local median 2.5% in Stanton — 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 63/100 on livability (#468 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools C-, amenities D, health & safety D.
• Garden Grove Unified (suburban): math 38% / reading 65% proficiency, ranked #132 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 39 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 36% of the median local income ($84k/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 $681 of loan paydown is wiped out by about $3k 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 + 0.5% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,022 (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 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?
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: 2.59% ✓
• Cap rate: 22.59%
• Cash-on-cash: 58.20%
• DSCR: 3.59
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.54% rent growth · sell at horizon

5-year hold

• IRR: 54.0%
• Equity multiple: 3.29×
• Total profit: $63,103
• Equity at exit: $14,687

10-year hold

• IRR: 58.2%
• Equity multiple: 6.10×
• Total profit: $140,701
• Equity at exit: $8,516

Cash invested: $27,580 (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 92841

• Rents YoY: 0.5%
• Active inventory: 39
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,555 high
• Mortgage (P&I): −$517
• Tax est. 1.5%: −$123 /mo · $1,478/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $1,338

Break-even live

Break-even rent $862

Max offer price $98,500

Occupancy floor 43%

Sensitivity live

Price	-10% $1,406	-5% $1,372	+0% $1,338	+5% $1,304	+10% $1,270
Rent	-10% $1,136	-5% $1,237	+0% $1,338	+5% $1,439	+10% $1,540
Rate	-1.0pp $1,387	-0.5pp $1,363	base $1,338	+0.5pp $1,312	+1.0pp $1,286

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12736 Beach Blvd Stanton, CA	2.0	1.0–2.0	834	$3,687	$4.42	0d	21	0.14mi
8331 Lampson Ave Garden Grove, CA	1.0	1.0	691	$2,095	$3.03	25d	1	0.30mi
7972 Lampson Ave Garden Grove, CA	1.0	1.0	640	$2,152	$3.36	8d	2	0.30mi
12381 Arrowhead St Stanton, CA	1.0–2.0	1.0	1000	$2,568	$2.57	21d	1	0.35mi
7802 Samura Pl Garden Grove, CA	1.0–2.0	1.0	869	$2,465	$2.84	0d	3	0.36mi
12662 Dale St Garden Grove, CA	1.0	1.0	771	$2,095	$2.72	23d	1	0.37mi
12901 Dale St Garden Grove, CA	1.0–2.0	1.0	876	$2,707	$3.09	0d	4	0.38mi
12345 Beach Blvd Stanton, CA	2.0	1.0–2.0	765	$3,675	$4.80	0d	33	0.39mi
12680 Briarglen Loop Stanton, CA	2.0	1.5	1000	$2,195	$2.19	44d	1	0.39mi
13051 Monroe St Unit C Garden Grove, CA	2.0	2.0	1100	$2,700	$2.45	0d	1	0.42mi
12621 Adelle St Garden Grove, CA	2.0	2.0	900	$2,650	$2.94	20d	1	0.46mi
8620 Lampson Ave Unit 6 Garden Grove, CA	1.0	1.0	650	$2,100	$3.23	44d	1	0.49mi
12893 Adelle St Unit 1 Garden Grove, CA	1.0	1.0	550	$2,450	$4.45	20d	1	0.50mi
13171 Monroe St Garden Grove, CA	2.0	2.0	988	$2,795	$2.83	0d	1	0.53mi
12221 Beach Blvd Garden Grove, CA	1.0–2.0	1.0–2.0	900	$2,825	$3.14	16d	6	0.57mi
8300 Chapman Ave Stanton, CA	1.0–2.0	1.0	860	$2,545	$2.96	2d	9	0.66mi
7731 Trask Ave Westminster, CA	2.0	1.0	960	$2,595	$2.70	0d	2	0.77mi
7732 Chapman Ave Unit 6 Garden Grove, CA	2.0	1.0	812	$2,395	$2.95	44d	1	0.81mi
8052 Fillmore Dr Apt 3 Stanton, CA	2.0	1.5	1000	$2,250	$2.25	3d	1	0.81mi
7732 Chapman Ave Unit 4 Garden Grove, CA	2.0	1.0	812	$2,395	$2.95	8d	1	0.81mi
7722 Chapman Ave Unit 2 Garden Grove, CA	2.0	1.0	812	$2,395	$2.95	25d	1	0.82mi
13091 Yockey St Garden Grove, CA	1.0–3.0	1.0–2.0	1035	$2,672	$2.58	0d	3	0.84mi
8520 Gloria Ave Garden Grove, CA	1.0–2.0	1.0	762	$2,450	$3.21	0d	4	0.90mi
7051 Natal Dr Westminster, CA	1.0–2.0	1.0	740	$2,680	$3.62	0d	2	0.97mi
13292 Yockey St Unit 23 Garden Grove, CA	1.0	1.0	750	$1,995	$2.66	17d	1	0.98mi
7211 Trask Ave Unit 7211-A Westminster, CA	2.0	1.5	1100	$2,595	$2.36	0d	1	1.10mi
13212 Magnolia St Unit J5 Garden Grove, CA	2.0	1.0	894	$2,403	$2.69	11d	1	1.12mi
13212 Magnolia St Unit F2 Garden Grove, CA	1.0	1.0	738	$2,103	$2.85	21d	1	1.12mi
13212 Magnolia St Garden Grove, CA	1.0–2.0	1.0	816	$2,403	$2.94	12d	3	1.12mi
13212 Magnolia St Unit F12 Garden Grove, CA	1.0	1.0	738	$2,073	$2.81	21d	1	1.12mi
13212 Magnolia St Unit I3 Garden Grove, CA	1.0	1.0	738	$2,188	$2.96	8d	1	1.12mi
8168 Orangewood Ave Unit 6 Stanton, CA	1.0	1.0	633	$1,825	$2.88	7d	1	1.20mi
8160 Orangewood Ave Unit 8168 2 Stanton, CA	1.0	1.0	633	$1,750	$2.76	44d	1	1.20mi
8160 Orangewood Ave Unit 8168-6 Stanton, CA	1.0	1.0	633	$1,825	$2.88	8d	1	1.20mi
8160 Orangewood Ave Unit 5 Stanton, CA	1.0	1.0	630	$1,825	$2.90	25d	1	1.20mi
8168 Orangewood Ave Unit 2 Stanton, CA	1.0	1.0	633	$1,750	$2.76	44d	1	1.20mi
11565 Wasco Rd Garden Grove, CA	2.0	1.5	700	$2,795	$3.99	44d	1	1.22mi
8171 Orangewood Ave Stanton, CA	2.0	2.0	800	$2,800	$3.50	18d	1	1.23mi
9155 Central Ave Garden Grove, CA	1.0–3.0	1.0–2.0	1139	$3,320	$2.91	0d	4	1.25mi
6971 Knollcrest Ln #50 Garden Grove, CA	2.0	1.0	1000	$2,995	$3.00	44d	1	1.26mi

Listing history 16 events

1. 2026-06-21
   days on market $98,500 Active 29 DOM
2. 2026-06-18
   days on market $98,500 Active 26 DOM
3. 2026-06-17
   days on market $98,500 Active 25 DOM
4. 2026-06-16
   days on market $98,500 Active 24 DOM
5. 2026-06-15
   days on market $98,500 Active 23 DOM
6. 2026-06-13
   days on market $98,500 Active 21 DOM
7. 2026-06-13
   days on market $98,500 Active 20 DOM
8. 2026-06-09
   days on market $98,500 Active 17 DOM
9. 2026-06-08
   days on market $98,500 Active 16 DOM
10. 2026-06-07
    days on market $98,500 Active 15 DOM
11. 2026-06-04
    days on market $98,500 Active 12 DOM
12. 2026-06-03
    days on market $98,500 Active 11 DOM
13. 2026-06-02
    days on market $98,500 Active 10 DOM
14. 2026-06-01
    days on market $98,500 Active 9 DOM
15. 2026-05-31
    days on market $98,500 Active 8 DOM
16. 2026-05-23
    listed $98,500 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 5/10 Major 7 d/yr ≥89°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,659
• − Mortgage interest: −$5,518
• − Property taxes: −$1,478
• − Insurance: −$492
• − Repairs & maintenance: −$2,453
• − Management: −$2,453
• − Depreciation: −$2,865
• Taxable income: $15,401
• Est. tax owed @ 24.0%: −$3,696
• After-tax cash flow: $12,356/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: Garden Grove Unified
• NCES district ID: 0614880
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 65% ▲ 4.00%
• Median HH income: $60,089
• Composite: 44.89/100
• National rank: #2715
• State rank: #132 of 517 in CA

Livability — Stanton

• Score: 63/100
• State rank: #468
• US rank: #15945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, CA
• County: Orange County · 3,096,323 people
• City population: 31,991
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 33,219
• Household income: $84,451
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1595.0

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 0.64)
• Race & ethnicity: Asian 47% Hispanic / Latino 34% White 15% Two or more races 10%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Portuguese 1%
• Foreign-born: 48% · Vietnam, Canada, South Korea
• Languages at home: 30% English-only · Vietnamese 35% Spanish 26% Korean 3%

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: ▼ -777.50%
• Current HPI: 452.123
• Rent YoY: ▲ 0.54%
• 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

• 2026-05-23 Listed $98,500 CRMLS

Property tax history

+7.0%/yr

Latest (2025): $54 · -0.1% YoY. Source: county tax records.