21851 Newland · Huntington Beach, CA 92646

$134,900

3 bd · 2.0 ba · 1,080 sqft · MultiFamily · 9 Days on market

Built 1997 32 ac lot

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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 +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Welcome to Huntington by the Sea, one of Huntington Beach's most desirable gated coastal communities. This beautifully maintained, turnkey 3 bedroom, 2 bathroom home offers approximately 1,080 square feet of comfortable living space and is ready for immediate enjoyment. Recent upgrades include fresh interior and exterior paint, a newer roof approximately 2 years old, a new foundation, updated primary bathroom and a newer dishwasher. The functional kitchen flows seamlessly into the living areas, while the separate indoor laundry room features a newer high capacity stackable washer and dryer for added convenience. Step outside through the sliding glass door to your own private, fenced backyar

Key facts

• New foundation
• Newer dishwasher
• Newer roof

Tags

• NEWER ROOF
• NEW FOUNDATION
• UPDATED PRIMARY BATHROOM
• NEWER DISHWASHER
• PRIVATE FENCED BACKYARD
• LARGE WALK IN STORAGE SHED

Property features AI

Finance

• Other: Rent includes trash, pool, water and sewer (if applicable to lease)
• Financial info: Land lease applies (park land lease)
• HOA & community: Community amenities include pool and spa; Community features: curbs, street lighting, storm drains, sidewalks, suburban setting

Exterior

• Parking: Carport with 2 spaces; Guest parking available; Private road frontage
• Security: 24-hour security; Smoke detector; Gated community with automatic gate; Resident manager on site
• Utilities: Public/district water connected; Public sewer (sewer paid); Water and sewer connected
• Home design: Manufactured/mobile home (90086 Champion model); Single-story; Entry at ground level; Has a view
• Construction: Wood construction; Composition roof; Pier jacks foundation (see remarks)
• Exterior features: Covered patio; Patio with awning; Back yard and yard space; Shed (1); In-ground community pool (fenced); Wood skirt

Interior

• Kitchen: Garbage disposal; Refrigerator; Gas range and gas oven; Dishwasher; Tile countertops
• Bedrooms: All bedrooms on main level
• Flooring: Laminated flooring
• Bathrooms: Two full bathrooms (remodeled)
• Heating & cooling: Central furnace heating
• Interior features: Ceiling fan; Cathedral/vaulted ceilings; One-level living; Turnkey condition; In-ground community spa
• Laundry & utility: Laundry in an individual room; Washer hookup; Stackable washer/dryer configuration; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $135k).
• Cap rate 27.5% 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-; Watch: amenities C-, 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: Huntington Beach High (math 72% / reading 87%, grade A-, #45 of 1,170 statewide, top 4%, 2,807 students, 32% FRL).
• Market conditions: Rents rising (+1.2%/yr); 116 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 39% of the median local income ($131k/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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y ago 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

• 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 $134,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.11% ✓
• Cap rate: 27.53%
• Cash-on-cash: 75.84%
• DSCR: 4.37
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 71.4%
• Equity multiple: 4.14×
• Total profit: $118,584
• Equity at exit: $20,114

10-year hold

• IRR: 74.9%
• Equity multiple: 8.00×
• Total profit: $264,432
• Equity at exit: $11,664

Cash invested: $37,772 (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 92646

• Rents YoY: 1.2%
• Active inventory: 116
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $4,202 high
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $2,321

Break-even live

Break-even rent $1,264

Max offer price $134,900

Occupancy floor 40%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21851 Newland St #104 Huntington Beach, CA	3.0	2.0	1248	$4,000	$3.21	16d	1	0.02mi
8461 Lomond Dr Huntington Beach, CA	3.0	1.0	950	$3,800	$4.00	10d	1	0.39mi
8216 Foxhall Dr Huntington Beach, CA	4.0	2.5	1482	$5,195	$3.51	2d	1	0.42mi
8121 Foxhall Dr Huntington Beach, CA	3.0	1.5	1296	$4,950	$3.82	1d	1	0.47mi
21270 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	679	$3,557	$5.23	1d	12	0.56mi
8450 Atlanta Ave Huntington Beach, CA	1.0–2.0	1.0	791	$2,845	$3.59	1d	9	0.69mi
7946 Waterfall Cir Huntington Beach, CA	2.0	2.5	1439	$4,500	$3.13	1d	1	0.80mi
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,654	$4.03	1d	3	0.88mi
80 HUNTINGTON St Huntington Beach, OS	2.0	2.0	1276	$3,825	$3.00	1d	1	0.91mi
9192 Christine Dr Huntington Beach, CA	3.0	2.0	1453	$6,700	$4.61	4d	1	0.94mi
8877 Lauderdale Ct Unit 214C Huntington Beach, CA	2.0	2.0	1009	$3,600	$3.57	1d	1	1.01mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$8,055	$7.08	1d	28	1.04mi
7623 Bay Dr #103 Huntington Beach, CA	2.0	1.0	968	$3,200	$3.31	1d	1	1.06mi
8777 Tulare Dr Unit 413d Huntington Beach, CA	3.0	2.0	1287	$3,900	$3.03	1d	1	1.09mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	10d	1	1.09mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	1d	1	1.09mi
227 1st St Unit 3 Huntington Beach, CA	2.0	2.0	1050	$7,000	$6.67	18d	1	1.17mi
509 Delaware St Unit A Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	1d	1	1.20mi
8302 Indianapolis Ave Huntington Beach, CA	3.0	2.0	1045	$4,450	$4.26	19d	1	1.22mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,900	$4.61	1d	2	1.26mi
200 Pacific Coast Hwy Huntington Beach, CA	2.0	2.0–2.5	1299	$4,575	$3.52	15d	2	1.26mi
420 Lake St #101 Huntington Beach, CA	2.0	2.0	1023	$4,000	$3.91	19d	1	1.28mi
820 Geneva Ave Unit B Huntington Beach, CA	2.0	1.0	750	$3,200	$4.27	24d	1	1.28mi
224 Frankfort Ave Huntington Beach, CA	2.0	1.0	925	$3,750	$4.05	1d	1	1.29mi
430 Lake St #202 Huntington Beach, CA	2.0	2.0	1023	$3,850	$3.76	18d	1	1.29mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	1d	1	1.31mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	17d	1	1.31mi
1008 England St Huntington Beach, CA	3.0	2.0	1200	$4,500	$3.75	1d	1	1.42mi
20321 Tidepool Cir Unit 105 Huntington Beach, CA	2.0	2.0	1104	$3,700	$3.35	1d	1	1.44mi
20301 Bluffside Cir Unit D110 Huntington Beach, CA	2.0	2.0	1101	$5,250	$4.77	1d	1	1.47mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	15d	1	1.48mi
626 Lake St #54 Huntington Beach, CA	3.0	3.0	1400	$3,895	$2.78	24d	1	1.49mi

Listing history 8 events

1. 2026-06-18
   days on market $134,900 Active 9 DOM
2. 2026-06-17
   days on market $134,900 Active 8 DOM
3. 2026-06-16
   days on market $134,900 Active 7 DOM
4. 2026-06-15
   days on market $134,900 Active 6 DOM
5. 2026-06-13
   days on market $134,900 Active 4 DOM
6. 2026-06-13
   days on market $134,900 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $134,900 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 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥82°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,424
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$1,472
• − Repairs & maintenance: −$4,034
• − Management: −$4,034
• − Depreciation: −$3,924
• Taxable income: $27,380
• Est. tax owed @ 24.0%: −$6,571
• After-tax cash flow: $21,279/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: 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 — 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): 54,615
• Household income: $130,672
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 1226.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 13% Two or more races 13%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Vietnam, Canada, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 5% Chinese 2%

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: ▼ -1082.92%
• Current HPI: 459.3987
• 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

+351.2% since first listed

5 events — show timeline

• 2026-06-09 Listed $134,900 CRMLS
• 2001-06-10 Listing Removed — CRMLS
• 2001-03-14 Listed $69,900 CRMLS
• 2000-02-02 Listing Removed — CRMLS
• 1999-03-26 Listed $29,900 CRMLS

Property tax history

-1.5%/yr

Latest (2013): $64 · +0.1% YoY. Source: county tax records.