7700 Lampson #50 · Stanton, CA 92841

$169,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 13 Days on market

Built 1994 Est $224k · 24% under

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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

Key facts

• Community pool
• Built 1994
• Listed 12 days

Property features AI

Finance

• Other: Urban location; Manager approval required for multi-unit/park; Directions: Beach Blvd to Lampson, head west 1/4 mile; park entry on south side of street
• Financial info: Rent includes pool; Monthly land lease charged (park-provided)
• HOA & community: Senior community; Park name: MAGIC LAMP; Association amenities include clubhouse and multipurpose recreational room; Pets permitted (dogs and cats; call for rules); Park/land lease applies (monthly)

Exterior

• Parking: Gravel driveway; Assigned parking on site; Attached carport
• Security: Carbon monoxide detector(s); Smoke detector; Resident manager
• Utilities: Electricity connected / on property; Natural gas connected; Water connected (district/public); Sewer connected / public sewer (sewer paid); Cable available
• Home design: Single-story mobile home (model NEWPORT, 24' x 56'); Mobile home remains on site; Estimated living area; Repairs cosmetic; One total story; Has a view
• Construction: Wood lap siding; Pier jacks foundation; Other roof type
• Exterior features: Front porch; Porch at front; Awning; Rain gutters; Shed (2 on property); Level lot with street access; Rectangular lot shape; Garden; Walkstreet; Private road frontage; Association pool (in-ground, fenced, heated)

Interior

• Kitchen: Gas cooktop; Gas range; Gas oven; Refrigerator; Dishwasher; Garbage disposal; Water heater unit
• Bedrooms: One-level home
• Flooring: Vinyl flooring; Carpet
• Bathrooms: Two full bathrooms; Main floor full bath; Separate tub and shower; Walk-in shower; Bathtub
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Laminate counters; Formica counters; Open floor plan; Kitchen open to family room; High ceilings (9 feet+); Cathedral/vaulted ceilings; Living room deck attached; Panel doors; Unfurnished; No interior steps; 2+ access exits; Resident manager; Carbon monoxide and smoke detectors; Low pile carpeting (accessibility)
• Laundry & utility: Laundry room inside; Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas and electric dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Cap rate 13.6% 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; 41 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 40% 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 $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $169,900

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: 1.64% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.92%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $224,448
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7700 Lampson Ave #94	0.00mi	2/2.0	1,344 (0%)	3mo	$262,000	$195	98
7700 Lampson Ave #71	0.00mi	2/2.0	1,344 (0%)	6mo	$224,900	$167	95
7700 Lampson Ave #117	0.00mi	3/2.0 (+1)	1,344 (0%)	3mo	$250,000	$186	92
7700 Lampson Ave #58	0.00mi	3/2.0 (+1)	1,368 (+2%)	11mo	$126,000	$92	83
7700 Lampson Ave #125	0.00mi	2/2.0	1,265 (-6%)	21mo	$210,000	$166	73
8111 Stanford Ave #92	0.45mi	2/2.0	1,248 (-7%)	8mo	$147,500	$118	60
13202 Hoover St #73	0.42mi	3/2.0 (+1)	1,248 (-7%)	10mo	$260,000	$208	56
13202 Hoover St #87	0.42mi	3/2.0 (+1)	1,512 (+12%)	9mo	$325,000	$215	47
13202 Hoover St #7	0.42mi	2/2.0	1,152 (-14%)	21mo	$173,500	$151	39

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: 16.8%
• Equity multiple: 1.66×
• Total profit: $31,232
• Equity at exit: $25,333

10-year hold

• IRR: 23.5%
• Equity multiple: 2.79×
• Total profit: $85,349
• Equity at exit: $14,690

Cash invested: $47,572 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,787 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $1,028

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 58%

Sensitivity live

Price	-10% $1,145	-5% $1,086	+0% $1,028	+5% $969	+10% $910
Rent	-10% $808	-5% $918	+0% $1,028	+5% $1,138	+10% $1,248
Rate	-1.0pp $1,113	-0.5pp $1,071	base $1,028	+0.5pp $984	+1.0pp $939

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12680 Briarglen Loop Stanton, CA	2.0	1.5	1000	$2,195	$2.19	44d	1	0.11mi
7802 Samura Pl Garden Grove, CA	1.0–2.0	1.0	869	$2,465	$2.84	0d	3	0.17mi
12511 Orrway Dr Unit 4 Garden Grove, CA	2.0	1.0	1150	$2,595	$2.26	0d	1	0.22mi
12736 Beach Blvd Stanton, CA	2.0	1.0–2.0	834	$3,687	$4.42	0d	21	0.33mi
12345 Beach Blvd Stanton, CA	2.0	1.0–2.0	765	$3,675	$4.80	0d	33	0.46mi
8155 Carmel Dr Stanton, CA	3.0	2.0	1148	$3,500	$3.05	44d	1	0.54mi
12221 Beach Blvd Garden Grove, CA	1.0–2.0	1.0–2.0	900	$2,825	$3.14	16d	6	0.56mi
3 Bigsby Dr Stanton, CA	3.0	3.0	1355	$3,950	$2.92	17d	1	0.60mi
33 Bigsby Dr Stanton, CA	3.0	3.5	1625	$3,950	$2.43	44d	1	0.60mi
35 Bigsby Dr Stanton, CA	3.0	3.0	1355	$4,000	$2.95	25d	1	0.60mi
12381 Arrowhead St Stanton, CA	1.0–2.0	1.0	1000	$2,568	$2.57	21d	1	0.68mi
7731 Trask Ave Westminster, CA	2.0	1.0	960	$2,595	$2.70	2d	2	0.75mi
13051 Monroe St Unit C Garden Grove, CA	2.0	2.0	1100	$2,700	$2.45	2d	1	0.78mi
8172 Larson Ave Garden Grove, CA	3.0	2.5	1233	$3,450	$2.80	2d	1	0.79mi
6971 Knollcrest Ln #50 Garden Grove, CA	2.0	1.0	1000	$2,995	$3.00	44d	1	0.80mi
12901 Dale St Garden Grove, CA	1.0–2.0	1.0	876	$2,707	$3.09	0d	4	0.81mi
7211 Trask Ave Unit 7211-A Westminster, CA	2.0	1.5	1100	$2,595	$2.36	2d	1	0.84mi
13171 Monroe St Garden Grove, CA	2.0	2.0	988	$2,795	$2.83	2d	1	0.84mi
8300 Chapman Ave Stanton, CA	1.0–2.0	1.0	860	$2,545	$2.96	2d	9	0.85mi
8052 Fillmore Dr Apt 3 Stanton, CA	2.0	1.5	1000	$2,250	$2.25	2d	1	0.88mi
12621 Adelle St Garden Grove, CA	2.0	2.0	900	$2,650	$2.94	20d	1	0.91mi
12101 Dale Ave #80 Stanton, CA	3.0	2.0	1493	$1,500	$1.00	8d	1	0.93mi
12312 Louise St Garden Grove, CA	3.0	2.0	1300	$3,500	$2.69	25d	1	0.95mi
13057 Kiwi Ln Garden Grove, CA	3.0	2.5	1261	$3,500	$2.78	2d	1	0.98mi
13781 Cherry St Westminster, CA	2.0	1.0	1000	$2,300	$2.30	2d	1	1.14mi
13781 Cherry St Unit 2 Westminster, CA	2.0	1.0	1000	$2,300	$2.30	17d	1	1.14mi
13782 Locust St Westminster, CA	2.0	1.0	917	$2,765	$3.02	2d	2	1.17mi
13872 Locust St Westminster, CA	2.0	1.0	1194	$2,950	$2.47	4d	1	1.26mi
13091 Yockey St Garden Grove, CA	1.0–3.0	1.0–2.0	1035	$2,672	$2.58	2d	3	1.26mi
13891 Cedar St Westminster, CA	2.0	1.5	1194	$2,950	$2.47	2d	1	1.28mi
11893 Macduff St Garden Grove, CA	3.0	2.0	1200	$3,100	$2.58	25d	1	1.29mi
7661 Baylor Dr Westminster, CA	1.0–2.0	1.0	787	$2,400	$3.05	2d	2	1.37mi
7684 Ruthann Ave Stanton, CA	3.0	2.0	1000	$3,650	$3.65	3d	1	1.43mi
14051 Locust St Unit 201 Westminster, CA	2.0	2.5	1019	$3,127	$3.07	16d	1	1.43mi
7792 15th St Westminster, CA	1.0	1.0	950	$2,400	$2.53	4d	1	1.47mi
7643 14th St Westminster, CA	2.0	2.0	1002	$3,250	$3.24	2d	1	1.47mi
13811 La Pat Pl Unit 2 Westminster, CA	2.0	1.5	1000	$2,900	$2.90	2d	1	1.49mi

Listing history 9 events

1. 2026-06-18
   days on market $169,900 Active 13 DOM
2. 2026-06-17
   days on market $169,900 Active 12 DOM
3. 2026-06-16
   days on market $169,900 Active 11 DOM
4. 2026-06-15
   days on market $169,900 Active 10 DOM
5. 2026-06-13
   days on market $169,900 Active 8 DOM
6. 2026-06-13
   days on market $169,900 Active 7 DOM
7. 2026-06-09
   days on market $169,900 Active 4 DOM
8. 2026-06-08
   days on market $169,900 Active 3 DOM
9. 2026-06-07
   listed $169,900 Active 2 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 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: $33,446
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,676
• − Management: −$2,676
• − Depreciation: −$4,943
• Taxable income: $10,237
• Est. tax owed @ 24.0%: −$2,457
• After-tax cash flow: $9,876/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

• 2026-06-05 Listed $169,900 CRMLS

Property tax history

-8.3%/yr

Latest (2025): $90 · -15.9% YoY. Source: county tax records.