15141 Beach Blvd #44 · Midway City, CA 92655

$100,000

2 bd · 1.0 ba · 800 sqft · Manufactured · 335 Days on market

Built 2001 Est $68k · 47% over

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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
• Appreciation +10.0/10.0
• Schools +6.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to 15141 Beach Boulevard, Space 44 – a cozy and well-maintained 2-bedroom, 1-bathroom home located in a clean and quiet all-age park. Remodeled Kitchen, This move-in ready space offers comfort, convenience, and an unbeatable location. Just minutes from Little Saigon, major freeways, shopping centers, dining, and entertainment. Only 15 minutes from the sandy shores of Huntington Beach, making weekend beach trips a breeze! Low park fees and a friendly community make this an ideal opportunity for first-time buyers or anyone seeking affordable living in Orange County.

Key facts

• Remodeled kitchen
• Unbeatable location
• Minutes from dining

Tags

• REMODELED KITCHEN
• UNBEATABLE LOCATION
• MINUTES FROM LITTLE SAIGON
• MINUTES FROM MAJOR FREEWAYS
• MINUTES FROM SHOPPING CENTERS
• MINUTES FROM DINING

Property features AI

Finance

• Financial info: Monthly land lease of $2,000
• HOA & community: Street lighting in the community; Located in LE CHATEAY ESTATE (land-lease community)

Exterior

• Parking: Paved parking; 1 uncovered parking space
• Utilities: Public sewer; Private water
• Home design: Single-story mobile home; Mobile home remains on site; Entry on level 1
• Construction: Mobile home approximately 24 by 32 (width x length)
• Exterior features: No pool; Paved lot/yard

Interior

• Kitchen: Microwave; Refrigerator; Gas range
• Bedrooms: Bedrooms located on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling
• Interior features: All bedrooms on main level; Living room; Entry at street level
• Laundry & utility: In-unit laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#624 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+; Watch: crime D+, amenities D, employment 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.
• Market conditions: 15 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 335 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $23k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.70% ✓
• Cap rate: 23.60%
• Cash-on-cash: 61.81%
• DSCR: 3.75
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $68,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15141 Beach Blvd #39	0.00mi	2/1.0	780 (-2%)	6mo	$62,000	$79	90
15621 beach Blvd #80	0.44mi	2/2.0	800 (0%)	0mo	$68,000	$85	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 73.8%
• Equity multiple: 6.23×
• Total profit: $146,366
• Equity at exit: $90,088

10-year hold

• IRR: 67.7%
• Equity multiple: 13.82×
• Total profit: $358,864
• Equity at exit: $194,278

Cash invested: $28,000 (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 92655

• Home prices YoY: 11.1%
• Active inventory: 15
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,701 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $1,442

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,511	-5% $1,477	+0% $1,442	+5% $1,408	+10% $1,373
Rent	-10% $1,229	-5% $1,336	+0% $1,442	+5% $1,549	+10% $1,656
Rate	-1.0pp $1,493	-0.5pp $1,468	base $1,442	+0.5pp $1,416	+1.0pp $1,390

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7780 Bolsa Ave Midway City, CA	1.0	1.0	576	$2,450	$4.25	1d	1	0.21mi
15421 Van Buren St Midway City, CA	1.0	1.0	600	$2,300	$3.83	17d	1	0.35mi
15421 Van Buren St Midway City, CA	1.0	1.0	600	$2,300	$3.83	1d	3	0.35mi
8041 Worthy Dr Westminster, CA	2.0	1.0	900	$2,700	$3.00	1d	1	0.46mi
7400 Center Ave Huntington Beach, CA	2.0	1.0–2.0	990	$4,119	$4.16	1d	1	0.79mi
7521 Edinger Ave Huntington Beach, CA	3.0	1.0–2.0	1035	$3,703	$3.58	1d	23	0.82mi
14332 Joyce Ave Westminster, CA	3.0	2.0	1100	$3,890	$3.54	1d	1	0.89mi
8131 San Angelo Dr Huntington Beach, CA	1.0	1.0	725	$2,150	$2.97	1d	1	0.89mi
7461 Edinger Ave Huntington Beach, CA	2.0	1.0–2.0	1031	$4,325	$4.19	1d	26	0.90mi
16121 Malaga Ln Unit D Huntington Beach, CA	2.0	2.0	1000	$2,800	$2.80	1d	1	0.98mi
16162 Sher Ln Huntington Beach, CA	1.0–3.0	1.0–1.5	1090	$2,522	$2.31	1d	9	0.99mi
7942 Stark Dr Huntington Beach, CA	2.0	2.0	1000	$2,495	$2.50	15d	1	1.01mi
7861 14th St Unit C Westminster, CA	2.0	2.0	925	$2,800	$3.03	1d	1	1.02mi
7861 14th St Westminster, CA	2.0	2.0	1025	$2,700	$2.63	3d	1	1.02mi
7792 15th St Westminster, CA	1.0	1.0	950	$2,400	$2.53	3d	1	1.05mi
7891 Holt Dr Unit 03 Huntington Beach, CA	2.0	1.0	850	$2,295	$2.70	19d	1	1.05mi
7643 14th St Westminster, CA	2.0	2.0	1002	$3,250	$3.24	1d	1	1.05mi
8400 Edinger Ave Huntington Beach, CA	2.0	1.0–2.0	778	$3,007	$3.87	1d	13	1.05mi
7601 Amazon Dr Unit 2 Huntington Beach, CA	2.0	2.0	1000	$2,650	$2.65	1d	1	1.06mi
8142 La Paz Dr Unit 8 Huntington Beach, CA	1.0	1.0	725	$1,950	$2.69	19d	1	1.06mi
8142 La Paz Dr Unit 7 Huntington Beach, CA	1.0	1.0	725	$1,950	$2.69	10d	1	1.06mi
8211 San Angelo Dr Huntington Beach, CA	1.0	1.0	612	$2,455	$4.01	1d	5	1.06mi
7290 Edinger Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	941	$3,824	$4.06	1d	19	1.09mi
15596 Dawson Ln Huntington Beach, CA	3.0	2.0	1000	$3,600	$3.60	1d	1	1.11mi
15200 Magnolia St Westminster, CA	1.0–2.0	1.0	762	$2,675	$3.51	2d	2	1.15mi
7661 Baylor Dr Westminster, CA	1.0–2.0	1.0	787	$2,400	$3.05	1d	2	1.15mi
15611 Highcliff St Westminster, CA	1.0	1.0	550	$1,995	$3.63	44d	1	1.18mi
7912 Glencoe Dr Huntington Beach, CA	3.0	1.0	1100	$3,900	$3.55	1d	1	1.23mi
7012 Main St Westminster, CA	1.0–2.0	1.0	812	$2,395	$2.95	11d	5	1.26mi
8402 Westminster Blvd Westminster, CA	1.0	1.0	625	$1,695	$2.71	1d	1	1.27mi
7012 Main St Unit 7042-11 Westminster, CA	2.0	1.0	900	$2,395	$2.66	1d	1	1.27mi
7012 Main St Unit 7032-02 Westminster, CA	1.0	1.0	725	$1,995	$2.75	7d	1	1.27mi
7012 Main St Unit 7042-06 Westminster, CA	2.0	1.0	900	$2,395	$2.66	17d	1	1.27mi
7012 Main St Unit 7022-16 Westminster, CA	2.0	1.0	900	$2,395	$2.66	7d	1	1.27mi
7012 Main St Unit 7042-04 Westminster, CA	1.0	1.0	725	$1,995	$2.75	1d	1	1.27mi
13920 Hoover St Westminster, CA	2.0	1.0–2.0	645	$3,031	$4.70	1d	11	1.30mi
15100 Moran St Westminster, CA	1.0–2.0	1.0–2.0	1204	$3,847	$3.19	2d	8	1.39mi
14051 Locust St Unit 201 Westminster, CA	2.0	2.5	1019	$3,127	$3.07	15d	1	1.39mi
8631 Westminster Ave Garden Grove, CA	1.0–2.0	1.0	660	$2,489	$3.77	1d	9	1.41mi

Listing history 32 events

1. 2026-06-18
   days on market $100,000 Active 335 DOM
2. 2026-06-17
   days on market $100,000 Active 334 DOM
3. 2026-06-16
   days on market $100,000 Active 333 DOM
4. 2026-06-15
   days on market $100,000 Active 332 DOM
5. 2026-06-13
   days on market $100,000 Active 330 DOM
6. 2026-06-13
   days on market $100,000 Active 329 DOM
7. 2026-06-09
   days on market $100,000 Active 326 DOM
8. 2026-06-08
   days on market $100,000 Active 325 DOM
9. 2026-06-07
   days on market $100,000 Active 324 DOM
10. 2026-06-04
    days on market $100,000 Active 321 DOM
11. 2026-06-03
    days on market $100,000 Active 320 DOM
12. 2026-06-02
    days on market $100,000 Active 319 DOM
13. 2026-06-01
    days on market $100,000 Active 318 DOM
14. 2026-05-31
    days on market $100,000 Active 317 DOM
15. 2026-02-20
    price $100,000
16. 2025-10-30
    price $110,000
17. 2025-07-18
    listed $123,000 Active
18. 2023-04-01
    historical
19. 2023-02-01
    price $135,000
20. 2022-11-22
    listed $120,000 Active
21. 2021-10-06
    historical
22. 2021-08-04
    listed $69,000 Active
23. 2019-10-21
    historical
24. 2019-09-06
    listed $61,000 Active
25. 2019-06-20
    historical
26. 2019-06-02
    price $59,000
27. 2019-04-29
    price $64,000
28. 2019-04-22
    listed $69,000 Active
29. 2008-10-06
    historical
30. 2008-06-05
    listed $50,000
31. 2002-07-20
    historical
32. 2002-01-30
    listed $67,900

ⓘ 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 ≥87°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: $32,406
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$2,909
• Taxable income: $16,710
• Est. tax owed @ 24.0%: −$4,011
• After-tax cash flow: $13,297/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 — Midway City

• Score: 59/100
• State rank: #624
• US rank: #19816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midway City, CA
• City population: 8,101
• Population (ZIP): 8,101

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: Asian 44% Hispanic / Latino 35% White 16% Two or more races 9% Native American 2%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 49% · Vietnam, Canada, China
• Languages at home: 28% English-only · Vietnamese 39% Spanish 26% 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: ▲ 97.88%
• Current HPI: 980.41
• Rent YoY: —
• Metro: —
• 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

+47.3% since first listed

18 events — show timeline

• 2026-02-20 Price Changed $100,000 CRMLS
• 2025-10-30 Price Changed $110,000 CRMLS
• 2025-07-18 Listed $123,000 CRMLS
• 2023-04-01 Listing Removed — CRMLS
• 2023-02-01 Price Changed $135,000 CRMLS
• 2022-11-22 Listed $120,000 CRMLS
• 2021-10-06 Listing Removed — CRMLS
• 2021-08-04 Listed $69,000 CRMLS
• 2019-10-21 Listing Removed — CRMLS
• 2019-09-06 Listed $61,000 CRMLS
• 2019-06-20 Listing Removed — CRMLS
• 2019-06-02 Price Changed $59,000 CRMLS
• 2019-04-29 Price Changed $64,000 CRMLS
• 2019-04-22 Listed $69,000 CRMLS
• 2008-10-06 Listing Removed — CRMLS
• 2008-06-05 Listed $50,000 CRMLS
• 2002-07-20 Listing Removed — CRMLS
• 2002-01-30 Listed $67,900 CRMLS

Property tax history

-4.0%/yr

Latest (2025): $177 · -0.8% YoY. Source: county tax records.