17261 Gothard St #13 · Huntington Beach, CA 92647

$174,900

2 bd · 1.0 ba · 759 sqft · Manufactured · 191 Days on market

Built 2025 Est $137k · 27% over ↓ 10% since listing

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Why this score? — see what drove the C+ 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 +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Motivated seller. This brand-new manufactured home is located in senior park in Huntington Beach. Centrally located near grocery stores and just a quick walk to central park. Also 3 miles from the Huntington Beach Pier. Home features 2 bedrooms, 1 bath with tile walk in shower. open floor plan, 9' ceilings, wood blinds on every energy efficient double pane window, stunning kitchen with hard surface Island and counter tops, stainless steel refrigerator, gas range, dishwasher, cabinet built in microwave, recessed lighting, indoor laundry hookups, laminate flooring, carpeted bedrooms, 759 sq ft living space, a must see! Community features pool with serene area to host and relax.

Key facts

• Open floor plan
• Centrally located
• Hard surface island

Tags

• CENTRALLY LOCATED
• QUICK WALK TO CENTRAL PARK
• TILE WALK IN SHOWER
• OPEN FLOOR PLAN
• HARD SURFACE ISLAND
• STAINLESS STEEL REFRIGERATOR

Property features AI

Finance

• Other: Lot features: 0-1 unit/acre; Mobile dimensions approximately 22' x 35'; Parcel number available; Directions: Off Gothard between Warner and Slater
• Financial info: Land lease of $1,950 per month (park-provided)
• HOA & community: Senior community; Community features include biking and street lighting; Park name: Beachview MHP; Manager approval required; Pets allowed with breed restrictions

Exterior

• Parking: Located in Beachview MHP
• Utilities: Public sewer; District/public water
• Home design: Mobile home (Goodyear model); Double body type; Turnkey condition; Single-story
• Construction: Shingle roof; Mobile home remains on site; Built by builder (year source: Builder)
• Exterior features: Community pool

Interior

• Bathrooms: 1 full bathroom
• Interior features: One-level home; Front entry
• Laundry & utility: In-unit laundry in a closet/individual room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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.
• Ocean View (suburban): math 57% / reading 63% proficiency, ranked #207 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.2%/yr); 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 30% of the median local income ($105k/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 + 1.2% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.52% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.94%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $137,379
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17261 Gothard St #60	0.00mi	2/2.0	800 (+5%)	6mo	$145,000	$181	82
17261 Gothard St Spc 4	0.00mi	1/1.0 (-1)	700 (-8%)	10mo	$48,500	$69	74

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.40×
• Total profit: $19,792
• Equity at exit: $26,078

10-year hold

• IRR: 18.0%
• Equity multiple: 2.36×
• Total profit: $66,786
• Equity at exit: $15,122

Cash invested: $48,972 (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 92647

• Rents YoY: 1.2%
• Active inventory: 75
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,663 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $829

Break-even live

Break-even rent $1,614

Max offer price $174,900

Occupancy floor 64%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7302 Elk Cir Huntington Beach, CA	2.0	1.0	850	$2,650	$3.12	10d	1	0.28mi
7302 Elk Cir Apt 4 Huntington Beach, CA	2.0	1.0	850	$2,650	$3.12	1d	1	0.28mi
7261 La Mancha Cir Unit C Huntington Beach, CA	2.0	2.0	921	$2,500	$2.71	21d	1	0.49mi
6762 Warner Ave Huntington Beach, CA	2.0	1.5	920	$2,750	$2.99	1d	6	0.50mi
17441 Koledo Ln Apt D Huntington Beach, CA	2.0	2.0	900	$2,375	$2.64	1d	1	0.55mi
7771 Sycamore Dr Unit SYCAMORE7771-C Huntington Beach, CA	2.0	1.5	800	$2,550	$3.19	14d	1	0.56mi
17371 Queens Ln Apt 4 Huntington Beach, CA	2.0	1.0	800	$2,295	$2.87	1d	1	0.58mi
6700 Warner Ave Huntington Beach, CA	2.0	1.0–2.0	875	$3,260	$3.73	1d	1	0.59mi
7701 Warner Ave Unit A004 Huntington Beach, CA	1.0	1.0	750	$2,585	$3.45	1d	1	0.60mi
7701 Warner Ave Apt A11 Huntington Beach, CA	1.0	1.0	750	$2,445	$3.26	10d	1	0.60mi
7701 Warner Ave Unit B024 Huntington Beach, CA	1.0	1.0	750	$2,505	$3.34	18d	1	0.60mi
7701 Warner Ave Unit A010 Huntington Beach, CA	1.0	1.0	750	$2,445	$3.26	15d	1	0.60mi
7701 Warner Ave Unit E081 Huntington Beach, CA	1.0	1.0	750	$2,445	$3.26	1d	1	0.60mi
7701 Warner Ave Apt G115 Huntington Beach, CA	1.0	1.0	750	$2,535	$3.38	1d	1	0.60mi
16682 Goldenwest St Unit 2 Huntington Beach, CA	2.0	2.0	900	$2,800	$3.11	1d	1	0.61mi
17301 Keelson Ln Huntington Beach, CA	2.0	1.0	691	$2,770	$4.01	1d	5	0.62mi
16612 Bartlett Ln Unit 4 Huntington Beach, CA	2.0	1.0	1000	$2,600	$2.60	18d	1	0.67mi
6600 Warner Ave Huntington Beach, CA	1.0	1.0	754	$2,348	$3.11	7d	4	0.68mi
6600 Warner Ave Huntington Beach, OS	1.0	1.0	769	$2,185	$2.84	1d	2	0.68mi
7802 Speer Dr Unit C Huntington Beach, CA	2.0	2.0	900	$2,595	$2.88	1d	1	0.68mi
6600 Warner Ave #138 Huntington Beach, CA	1.0	1.0	754	$2,700	$3.58	18d	1	0.71mi
16761 Viewpoint Ln Huntington Beach, CA	2.0	1.5–2.0	938	$2,863	$3.05	1d	15	0.72mi
6551 Warner Ave Huntington Beach, CA	1.0	1.0	770	$2,520	$3.27	1d	6	0.76mi
7822 Newman Ave Unit B Huntington Beach, CA	2.0	1.5	950	$2,500	$2.63	1d	1	0.77mi
16673 Viewpoint Ln Huntington Beach, CA	2.0	1.0	847	$2,795	$3.30	13d	1	0.79mi
7921 Moonshadow Cir Unit 4 Huntington Beach, CA	2.0	1.0	950	$2,545	$2.68	1d	1	0.81mi
7901 Newman Ave Apt C Huntington Beach, CA	2.0	2.0	900	$2,425	$2.69	1d	1	0.82mi
8081 Holland Dr Huntington Beach, CA	1.0–2.0	1.0	790	$2,878	$3.64	1d	9	0.83mi
6401 Warner Ave Huntington Beach, CA	2.0–3.0	1.0–2.5	1145	$2,460	$2.15	1d	16	0.87mi
17610 Cameron Ln Unit H Huntington Beach, CA	2.0	2.5	1020	$2,700	$2.65	1d	1	0.89mi
17972 Baron Cir Unit 4 Huntington Beach, CA	2.0	1.0	876	$2,695	$3.08	1d	1	0.90mi
7811 Talbert Ave Huntington Beach, CA	2.0	1.0	950	$2,969	$3.13	1d	1	0.90mi
6242 Warner Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	830	$2,925	$3.52	1d	12	0.97mi
8200 Warner Ave Huntington Beach, CA	2.0	1.0	937	$2,800	$2.99	1d	3	0.99mi
18242 Parkview Ln #106 Huntington Beach, CA	1.0	1.0	593	$1,950	$3.29	1d	1	1.04mi
7912 Glencoe Dr Huntington Beach, CA	3.0	1.0	1100	$3,900	$3.55	1d	1	1.06mi
17081 Evergreen Cir Unit D Huntington Beach, CA	1.0	1.0	900	$2,295	$2.55	1d	1	1.07mi
7601 Amazon Dr Unit 2 Huntington Beach, CA	2.0	2.0	1000	$2,650	$2.65	1d	1	1.11mi
7290 Edinger Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	941	$3,824	$4.06	1d	19	1.16mi
17031 Pinehurst Ln Unit B Huntington Beach, CA	2.0	2.0	800	$3,000	$3.75	1d	1	1.17mi

Listing history 12 events

1. 2026-06-18
   days on market $174,900 Active 191 DOM
2. 2026-06-17
   days on market $174,900 Active 190 DOM
3. 2026-06-16
   days on market $174,900 Active 189 DOM
4. 2026-06-15
   days on market $174,900 Active 188 DOM
5. 2026-06-13
   days on market $174,900 Active 186 DOM
6. 2026-06-13
   days on market $174,900 Active 185 DOM
7. 2026-06-10
   days on market $174,900 Active 183 DOM
8. 2026-06-09
   days on market $174,900 Active 182 DOM
9. 2026-06-08
   days on market $174,900 Active 181 DOM
10. 2026-06-07
    days on market $174,900 Active 180 DOM
11. 2026-06-04
    remarks 687-char remark
12. 2026-06-04
    listed $174,900 Active 177 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 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 23 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: $31,960
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$1,672
• − Repairs & maintenance: −$2,557
• − Management: −$2,557
• − Depreciation: −$5,088
• Taxable income: $7,666
• Est. tax owed @ 24.0%: −$1,840
• After-tax cash flow: $8,107/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: Ocean View
• NCES district ID: 0628140
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 63% ▼ -1.00%
• Median HH income: $77,469
• Composite: 55.3/100
• National rank: #2725
• State rank: #207 of 1400 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): 59,047
• Household income: $105,110
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 3065.0

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 0.66)
• Race & ethnicity: White 50% Hispanic / Latino 27% Two or more races 15% Asian 14% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 68% English-only · Spanish 15% Vietnamese 6% Other Indo-European 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: ▼ -1044.38%
• Current HPI: 401.8266
• 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

-10.3% since first listed

5 events — show timeline

• 2026-06-03 Relisted — CRMLS
• 2026-05-14 Listing Removed — CRMLS
• 2026-02-27 Price Changed $174,900 CRMLS
• 2026-01-29 Price Changed $189,000 CRMLS
• 2025-11-19 Listed $194,900 CRMLS

Property tax history

-0.3%/yr

Latest (2025): $36 · -0.3% YoY. Source: county tax records.