324 Magpie Ln #324 · Fountain Valley, CA 92708

$225,000

3 bd · 2.0 ba · 1,272 sqft · Manufactured · 5 Days on market

Built 1999 Good condition Est $158k · 43% over

---

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
• Schools +6.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Recently updated 3-bedroom, 2-bath manufactured home located at 324 Magpie Ln, Space 324, Fountain Valley, CA 92708. This home offers approximately 1,272 sq. ft. of living space with an open-concept kitchen, dining area, and living room. The living room features a fireplace. Recent updates include roof, flooring, baseboards, quartz countertops, kitchen hardware, interior and exterior paint, landscaping, and a front side porch. The primary bathroom has been updated and includes a soaking tub. New permitted Roof! Located in the Rancho La Siesta community, which offers a pool and community amenities. Centrally located near the 405 freeway, shopping, and dining options, including Urban Plates.

Key facts

• Community pool
• Built 1999
• Listed 5 days

Property features AI

Finance

• Other: Private road with maintained surface; Accessibility with 2+ access exits
• Financial info: Land lease of $1,950 per month (seller provided)
• HOA & community: Senior community; Sidewalks; Manager approval required; Breed restrictions for pets; Park rent includes pool

Exterior

• Parking: Covered parking; Parking available in Rancho La Siesta park
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water (district); Public sewer; Standard electric service; Telephone available in street; Electricity available
• Home design: Single-story home; Entry at front door; One-level living; Mobile home model GLEN 6543-CT (mobile home remains)
• Construction: Synthetic stucco exterior; Composition roof; Wood fencing
• Exterior features: Porch; Awning; In-ground pool (community and private); Private patio; Shed; Wood skirt

Interior

• Kitchen: Quartz counters; Remodeled kitchen; Free standing range; Gas oven; Dishwasher; Garbage disposal; Gas water heater
• Bedrooms: All bedrooms on main floor
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace; Fireplace
• Interior features: Quartz counters; High ceilings (9 feet+); Open floor plan; Kitchen open to family room; Carbon monoxide and smoke detectors; Screens on windows; Soaking tub; Shower; Community and private spa access
• Laundry & utility: Laundry room inside — individual room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Cap rate 15.5% vs local median 2.0% in Fountain Valley — 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 64/100 on livability (#403 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime B; Watch: commute F, 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: Fountain Valley High (math 80% / reading 94%, grade A, #21 of 1,170 statewide, top 2%, 3,180 students, 49% FRL).
• Zoned-school proficiency averages 87% at this address vs 74% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Huntington Beach Union High average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.1%/yr); 57 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 43% of the median local income ($115k/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 + 3.1% rent growth), your $63k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $225,000

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. Schools are A-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?
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: 1.85% ✓
• Cap rate: 15.52%
• Cash-on-cash: 32.97%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $157,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Ironwood	0.18mi	3/2.0	1,200 (-6%)	2mo	$235,000	$196	81
201 Road Runner	0.22mi	3/2.0	1,344 (+6%)	3mo	$87,000	$65	78
130 Sumac Ln	0.23mi	3/2.0	1,240 (-2%)	9mo	$148,000	$119	77
101 Myna Ln	0.07mi	2/2.0 (-1)	1,334 (+5%)	8mo	$159,000	$119	77
310 Magpie	0.00mi	3/2.0	1,440 (+13%)	2mo	$195,000	$135	76
112 Osprey Ln	0.25mi	3/2.0	1,344 (+6%)	17mo	$170,000	$126	65
352 Magpie Ln	0.19mi	3/2.0	1,344 (+6%)	21mo	$167,000	$124	64
715 Catalpa Ln	0.13mi	2/2.0 (-1)	1,440 (+13%)	6mo	$125,000	$87	62
249 Albatross Ln	0.16mi	2/2.0 (-1)	1,344 (+6%)	20mo	$152,000	$113	62
203 Parrot Ln	0.29mi	3/2.0	1,440 (+13%)	8mo	$170,000	$118	58
124 Sumac Ln	0.24mi	4/2.0 (+1)	1,419 (+12%)	11mo	$176,000	$124	56
213 Parrot Ln	0.26mi	4/2.0 (+1)	1,344 (+6%)	22mo	$225,000	$167	55

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.18×
• Total profit: $74,350
• Equity at exit: $33,548

10-year hold

• IRR: 35.8%
• Equity multiple: 4.32×
• Total profit: $209,022
• Equity at exit: $19,454

Cash invested: $63,000 (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 92708

• Rents YoY: 3.1%
• Active inventory: 57
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $4,159 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$873
• Net cashflow: $1,731

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 53%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9595 Toucan Ave Fountain Valley, CA	3.0	2.5	1548	$4,200	$2.71	17d	1	0.05mi
18236 Sanmian Ct Fountain Valley, CA	3.0	3.0	1690	$4,100	$2.43	22d	1	0.24mi
9704 Lark Cir Fountain Valley, CA	4.0	2.5	1528	$4,600	$3.01	22d	1	0.27mi
18131 S 3rd St Fountain Valley, CA	3.0	2.0	1254	$5,000	$3.99	1d	1	0.48mi
9213 El Tango Cir Fountain Valley, CA	3.0	3.0	1670	$4,800	$2.87	1d	1	0.51mi
18229 Olympic Ct Fountain Valley, CA	3.0	2.0	1144	$4,300	$3.76	1d	1	0.78mi
9580 El Rey Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	908	$3,469	$3.82	1d	10	0.80mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	17d	1	0.84mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	15d	1	0.84mi
17375 Brookhurst St Fountain Valley, CA	1.0–2.0	1.0	860	$2,720	$3.16	1d	5	0.96mi
8579 Volga River Cir Fountain Valley, CA	3.0	2.0	1425	$3,500	$2.46	24d	1	0.96mi
9021 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1818	$5,750	$3.16	1d	1	1.07mi
18091 Newland St Huntington Beach, CA	4.0	2.0	1200	$5,950	$4.96	1d	1	1.08mi
19282 Salmon Ln Huntington Beach, CA	2.0	1.0	896	$4,500	$5.02	2d	1	1.09mi
9022 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1868	$4,995	$2.67	25d	1	1.10mi
10636 La Perla Ave Unit A Fountain Valley, CA	2.0	2.0	935	$3,150	$3.37	1d	1	1.12mi
18341 Gum Tree Ln Huntington Beach, CA	3.0	2.5	1658	$4,500	$2.71	3d	1	1.15mi
10441 Slater Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	911	$3,167	$3.48	1d	23	1.19mi
17025 Buttonwood St Fountain Valley, CA	3.0	2.0	1805	$4,999	$2.77	11d	1	1.23mi
19343 McLaren Ln Huntington Beach, CA	3.0	2.0	1654	$4,000	$2.42	24d	1	1.24mi
9440 Clover Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	863	$2,718	$3.15	1d	4	1.31mi
8402 Slater Ave Huntington Beach, CA	2.0	1.0	900	$3,200	$3.56	1d	1	1.34mi
10244 Warner Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	861	$3,279	$3.81	1d	22	1.38mi
9111 Warfield Dr Huntington Beach, CA	4.0	2.5	1812	$5,500	$3.04	24d	1	1.41mi
10320 Warner Ave Fountain Valley, CA	1.0–2.0	1.0	851	$2,750	$3.23	1d	1	1.45mi
8945 Riverbend Dr Huntington Beach, CA	1.0–2.0	1.0–2.0	772	$3,574	$4.63	1d	3	1.49mi
17570 Van Buren Ln Huntington Beach, CA	3.0	2.5	1269	$3,950	$3.11	1d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $225,000 Active 5 DOM
2. 2026-06-17
   days on market $225,000 Active 4 DOM
3. 2026-06-16
   days on market $225,000 Active 3 DOM
4. 2026-06-15
   days on market $225,000 Active 2 DOM
5. 2026-06-13
   remarks 698-char remark
6. 2026-06-13
   listed $225,000 Active 1 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 3/10 Moderate FEMA zone X · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥86°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: $49,912
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,993
• − Management: −$3,993
• − Depreciation: −$6,545
• Taxable income: $18,277
• Est. tax owed @ 24.0%: −$4,386
• After-tax cash flow: $16,385/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 · 13 photos

Good 80/100 Cosmetic rehab

This recently updated manufactured home is in good condition with recent improvements to the kitchen, bathrooms, and exterior. It is located in a desirable community with amenities and is centrally located near shopping and dining options.

Value-add opportunities

• Both Painting the exterior siding and trim — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — A well-maintained yard can attract more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding and trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — A well-maintained yard can attract more buyers and renters. ↑

ⓘ 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 — Fountain Valley

• Score: 64/100
• State rank: #403
• US rank: #13744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountain Valley, CA
• County: Orange County · 3,096,323 people
• City population: 56,258
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 56,258
• Household income: $115,237
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1924.0

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 0.69)
• Race & ethnicity: White 38% Asian 37% Hispanic / Latino 17% Two or more races 13% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 32% · Vietnam, Canada, China
• Languages at home: 54% English-only · Vietnamese 22% Spanish 10% Arabic 4%

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: ▼ -928.61%
• Current HPI: 462.4337
• Rent YoY: ▲ 3.12%
• 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

• 2026-06-13 Listed $225,000 CRMLS