8111 Stanford #128 · Stanton, CA 92841

$165,000

3 bd · 2.0 ba · 1,040 sqft · Manufactured · 157 Days on market

Built 1973 15 ac lot $159/sqft · 27% below area Est $225k · 27% under ↓ 6% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Welcome home to this well-maintained 3-bedroom, 2-bathroom mobile home located in a clean, quiet, and family-friendly Villa Capri community. Enjoy a prime location just minutes from Rodeo 39, Little Saigon, shopping, dining, and easy freeway access, making commuting and daily errands a breeze. Inside, the home features newer laminate flooring, creating a modern and low-maintenance living space. The home is equipped with Central air and heat. The kitchen and bathrooms have been updated with newer countertops, offering a fresh, contemporary feel. The floor plan provides three comfortable bedrooms, a dinning area, living area, and plenty of natural light. Step outside to a great-sized porch, perfect for relaxing, unwinding, and enjoying your morning coffee or evening breeze. Perfect for families or anyone seeking affordability without sacrificing location, this home combines convenience, and pride of ownership in a desirable park setting offering a club house, gorgeous swimming pool, playground, and an onsite laundry room.

Key facts

• Great-sized porch
• Updated countertops
• Onsite laundry room

Tags

• NEWER LAMINATE FLOORING
• UPDATED COUNTERTOPS
• GREAT-SIZED PORCH
• GORGEOUS SWIMMING POOL
• ONSITE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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; 41 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 42% 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1973 — 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. 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?
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: 1.78% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.60%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (median comp): $224,900
• List price: $165,000
• Delta: -26.63%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8111 Stanford Ave #127	0.00mi	3/2.0	1,047 (+1%)	2mo	$155,000	$148	97
7887 Lampson #100	0.38mi	2/2.0 (-1)	1,008 (-3%)	1mo	$135,000	$134	71
8111 Stanford Ave #106	0.00mi	2/2.0 (-1)	960 (-8%)	14mo	$99,000	$103	71
8111 Stanford	0.06mi	2/2.0 (-1)	1,080 (+4%)	19mo	$110,000	$102	70
7700 Lampson Ave #60	0.45mi	2/2.0 (-1)	1,040 (0%)	22mo	$110,000	$106	55
13202 Hoover St #7	0.55mi	2/2.0 (-1)	1,152 (+11%)	21mo	$173,500	$151	34
12101 Dale St #75	0.63mi	3/2.0	1,152 (+11%)	24mo	$155,000	$135	33
12101 Dale St #68	0.63mi	2/2.0 (-1)	1,152 (+11%)	22mo	$165,000	$143	30
12101 Dale Ave #99	0.69mi	2/2.0 (-1)	1,152 (+11%)	24mo	$150,000	$130	25

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 · 0.54% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 1.89×
• Total profit: $41,249
• Equity at exit: $24,602

10-year hold

• IRR: 28.9%
• Equity multiple: 3.27×
• Total profit: $105,022
• Equity at exit: $14,266

Cash invested: $46,200 (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: 41
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,935 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $1,178

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 55%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8155 Carmel Dr Stanton, CA	3.0	2.0	1148	$3,500	$3.05	43d	1	0.28mi
12381 Arrowhead St Stanton, CA	1.0–2.0	1.0	1000	$2,568	$2.57	20d	1	0.35mi
7802 Samura Pl Garden Grove, CA	1.0–2.0	1.0	869	$2,465	$2.84	2d	4	0.36mi
12901 Dale St Garden Grove, CA	1.0–2.0	1.0	876	$2,707	$3.09	2d	6	0.38mi
12345 Beach Blvd Stanton, CA	2.0	1.0–2.0	765	$3,675	$4.80	1d	35	0.39mi
12680 Briarglen Loop Stanton, CA	2.0	1.5	1000	$2,195	$2.19	43d	1	0.39mi
13051 Monroe St Unit C Garden Grove, CA	2.0	2.0	1100	$2,700	$2.45	1d	1	0.42mi
12621 Adelle St Garden Grove, CA	2.0	2.0	900	$2,650	$2.94	19d	1	0.46mi
8172 Larson Ave Garden Grove, CA	3.0	2.5	1233	$3,450	$2.80	1d	1	0.48mi
35 Bigsby Dr Stanton, CA	3.0	3.0	1355	$4,000	$2.95	24d	1	0.50mi
3 Bigsby Dr Stanton, CA	3.0	3.0	1355	$3,950	$2.92	16d	1	0.50mi
13171 Monroe St Garden Grove, CA	2.0	2.0	988	$2,795	$2.83	1d	1	0.53mi
12312 Louise St Garden Grove, CA	3.0	2.0	1300	$3,500	$2.69	24d	1	0.56mi
12221 Beach Blvd Garden Grove, CA	1.0–2.0	1.0–2.0	900	$2,825	$3.14	15d	6	0.57mi
13057 Kiwi Ln Garden Grove, CA	3.0	2.5	1261	$3,500	$2.78	1d	1	0.57mi
12101 Dale Ave #80 Stanton, CA	3.0	2.0	1493	$1,500	$1.00	7d	1	0.65mi
8300 Chapman Ave Stanton, CA	1.0–2.0	1.0	860	$2,545	$2.96	1d	9	0.66mi
7731 Trask Ave Westminster, CA	2.0	1.0	960	$2,595	$2.70	1d	2	0.77mi
7732 Chapman Ave Unit 6 Garden Grove, CA	2.0	1.0	812	$2,395	$2.95	43d	1	0.81mi
8052 Fillmore Dr Apt 3 Stanton, CA	2.0	1.5	1000	$2,250	$2.25	2d	1	0.81mi
7732 Chapman Ave Unit 4 Garden Grove, CA	2.0	1.0	812	$2,395	$2.95	7d	1	0.81mi
7722 Chapman Ave Unit 2 Garden Grove, CA	2.0	1.0	812	$2,395	$2.95	24d	1	0.82mi
13091 Yockey St Garden Grove, CA	1.0–3.0	1.0–2.0	1035	$3,295	$3.18	1d	3	0.84mi
8520 Gloria Ave Garden Grove, CA	1.0–2.0	1.0	762	$2,450	$3.21	1d	4	0.90mi
7051 Natal Dr Westminster, CA	1.0–2.0	1.0	740	$2,680	$3.62	1d	2	0.97mi
11893 Macduff St Garden Grove, CA	3.0	2.0	1200	$3,100	$2.58	24d	1	0.97mi
7211 Trask Ave Unit 7211-A Westminster, CA	2.0	1.5	1100	$2,595	$2.36	1d	1	1.10mi
13212 Magnolia St Unit J5 Garden Grove, CA	2.0	1.0	894	$2,403	$2.69	10d	1	1.12mi
13212 Magnolia St Garden Grove, CA	1.0–2.0	1.0	816	$2,403	$2.94	11d	3	1.12mi
11565 Wasco Rd Garden Grove, CA	2.0	1.5	700	$2,795	$3.99	43d	1	1.22mi
8171 Orangewood Ave Stanton, CA	2.0	2.0	800	$2,800	$3.50	17d	1	1.23mi
13392 Magnolia St Unit 13392-C Garden Grove, CA	2.0	2.0	1129	$2,595	$2.30	22d	1	1.24mi
9155 Central Ave Garden Grove, CA	1.0–3.0	1.0–2.0	1139	$3,877	$3.40	1d	6	1.25mi
6971 Knollcrest Ln #50 Garden Grove, CA	2.0	1.0	1000	$2,995	$3.00	43d	1	1.26mi
8842 Enloe Ave Garden Grove, CA	3.0	2.0	1300	$3,950	$3.04	1d	1	1.29mi
13751 Cherry St Unit 6 Westminster, CA	2.0	1.0	700	$2,495	$3.56	1d	1	1.32mi
13751 Cherry St Unit 4 Westminster, CA	2.0	1.0	700	$2,395	$3.42	1d	1	1.32mi
13751 Cherry St Unit 3 Westminster, CA	2.0	1.0	800	$2,325	$2.91	1d	1	1.32mi
13920 Hoover St Westminster, CA	2.0	1.0–2.0	645	$3,031	$4.70	1d	11	1.32mi
13051 Gilbert St Garden Grove, CA	2.0	2.0	900	$2,650	$2.94	43d	1	1.35mi

Listing history 19 events

1. 2026-06-18
   days on market $165,000 Active 157 DOM
2. 2026-06-17
   days on market $165,000 Active 156 DOM
3. 2026-06-16
   days on market $165,000 Active 155 DOM
4. 2026-06-15
   days on market $165,000 Active 154 DOM
5. 2026-06-13
   days on market $165,000 Active 152 DOM
6. 2026-06-13
   days on market $165,000 Active 151 DOM
7. 2026-06-09
   days on market $165,000 Active 148 DOM
8. 2026-06-08
   days on market $165,000 Active 147 DOM
9. 2026-06-07
   days on market $165,000 Active 146 DOM
10. 2026-06-04
    days on market $165,000 Active 143 DOM
11. 2026-06-03
    days on market $165,000 Active 142 DOM
12. 2026-06-02
    days on market $165,000 Active 141 DOM
13. 2026-06-01
    days on market $165,000 Active 140 DOM
14. 2026-05-31
    days on market $165,000 Active 139 DOM
15. 2026-04-28
    status Active 1035-char remark

    Show marketing remark (1035 chars)

    Welcome home to this well-maintained 3-bedroom, 2-bathroom mobile home located in a clean, quiet, and family-friendly Villa Capri community. Enjoy a prime location just minutes from Rodeo 39, Little Saigon, shopping, dining, and easy freeway access, making commuting and daily errands a breeze. Inside, the home features newer laminate flooring, creating a modern and low-maintenance living space. The home is equipped with Central air and heat. The kitchen and bathrooms have been updated with newer countertops, offering a fresh, contemporary feel. The floor plan provides three comfortable bedrooms, a dinning area, living area, and plenty of natural light. Step outside to a great-sized porch, perfect for relaxing, unwinding, and enjoying your morning coffee or evening breeze. Perfect for families or anyone seeking affordability without sacrificing location, this home combines convenience, and pride of ownership in a desirable park setting offering a club house, gorgeous swimming pool, playground, and an onsite laundry room.

16. 2026-04-16
    historical Active Under Contract 1035-char remark

    Show marketing remark (1035 chars)

    Welcome home to this well-maintained 3-bedroom, 2-bathroom mobile home located in a clean, quiet, and family-friendly Villa Capri community. Enjoy a prime location just minutes from Rodeo 39, Little Saigon, shopping, dining, and easy freeway access, making commuting and daily errands a breeze. Inside, the home features newer laminate flooring, creating a modern and low-maintenance living space. The home is equipped with Central air and heat. The kitchen and bathrooms have been updated with newer countertops, offering a fresh, contemporary feel. The floor plan provides three comfortable bedrooms, a dinning area, living area, and plenty of natural light. Step outside to a great-sized porch, perfect for relaxing, unwinding, and enjoying your morning coffee or evening breeze. Perfect for families or anyone seeking affordability without sacrificing location, this home combines convenience, and pride of ownership in a desirable park setting offering a club house, gorgeous swimming pool, playground, and an onsite laundry room.

17. 2026-03-21
    price $160,000 1035-char remark

    Show marketing remark (1035 chars)

    Welcome home to this well-maintained 3-bedroom, 2-bathroom mobile home located in a clean, quiet, and family-friendly Villa Capri community. Enjoy a prime location just minutes from Rodeo 39, Little Saigon, shopping, dining, and easy freeway access, making commuting and daily errands a breeze. Inside, the home features newer laminate flooring, creating a modern and low-maintenance living space. The home is equipped with Central air and heat. The kitchen and bathrooms have been updated with newer countertops, offering a fresh, contemporary feel. The floor plan provides three comfortable bedrooms, a dinning area, living area, and plenty of natural light. Step outside to a great-sized porch, perfect for relaxing, unwinding, and enjoying your morning coffee or evening breeze. Perfect for families or anyone seeking affordability without sacrificing location, this home combines convenience, and pride of ownership in a desirable park setting offering a club house, gorgeous swimming pool, playground, and an onsite laundry room.

18. 2026-01-17
    price $165,000 1035-char remark

    Show marketing remark (1035 chars)

    Welcome home to this well-maintained 3-bedroom, 2-bathroom mobile home located in a clean, quiet, and family-friendly Villa Capri community. Enjoy a prime location just minutes from Rodeo 39, Little Saigon, shopping, dining, and easy freeway access, making commuting and daily errands a breeze. Inside, the home features newer laminate flooring, creating a modern and low-maintenance living space. The home is equipped with Central air and heat. The kitchen and bathrooms have been updated with newer countertops, offering a fresh, contemporary feel. The floor plan provides three comfortable bedrooms, a dinning area, living area, and plenty of natural light. Step outside to a great-sized porch, perfect for relaxing, unwinding, and enjoying your morning coffee or evening breeze. Perfect for families or anyone seeking affordability without sacrificing location, this home combines convenience, and pride of ownership in a desirable park setting offering a club house, gorgeous swimming pool, playground, and an onsite laundry room.

19. 2026-01-12
    listed $170,000 Active 1035-char remark

    Show marketing remark (1035 chars)

    Welcome home to this well-maintained 3-bedroom, 2-bathroom mobile home located in a clean, quiet, and family-friendly Villa Capri community. Enjoy a prime location just minutes from Rodeo 39, Little Saigon, shopping, dining, and easy freeway access, making commuting and daily errands a breeze. Inside, the home features newer laminate flooring, creating a modern and low-maintenance living space. The home is equipped with Central air and heat. The kitchen and bathrooms have been updated with newer countertops, offering a fresh, contemporary feel. The floor plan provides three comfortable bedrooms, a dinning area, living area, and plenty of natural light. Step outside to a great-sized porch, perfect for relaxing, unwinding, and enjoying your morning coffee or evening breeze. Perfect for families or anyone seeking affordability without sacrificing location, this home combines convenience, and pride of ownership in a desirable park setting offering a club house, gorgeous swimming pool, playground, and an onsite laundry room.

ⓘ 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: $35,215
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,817
• − Management: −$2,817
• − Depreciation: −$4,800
• Taxable income: $12,238
• Est. tax owed @ 24.0%: −$2,937
• After-tax cash flow: $11,200/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

-5.9% since first listed

5 events — show timeline

• 2026-04-28 Relisted — CRMLS
• 2026-04-16 Contingent — CRMLS
• 2026-03-21 Price Changed $160,000 CRMLS
• 2026-01-17 Price Changed $165,000 CRMLS
• 2026-01-12 Listed $170,000 CRMLS

Property tax history

-3.4%/yr

Latest (2025): $33 · -0.1% YoY. Source: county tax records.