16444 Bolsa Chica #85 · Huntington Beach, CA 92649

$150,000

2 bd · 2.0 ba · 2,000 sqft · Manufactured · 107 Days on market

Built 1980 Est $282k · 47% under ↓ 9% since listing

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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 +5.5/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Coastal breezes welcome you to this rare TRIPLE WIDE, 2000 square foot home in the Skandia Mobile Homes Park. This is an active 55+ community with amenities galore and just a few short miles to the beach. This spacious home is a rarity, with a HUGE living area and remodeled kitchen which adjoins onto the Family Room/ second Living area, complete with fireplace and bar, so perfect for entertaining! There is also a completely covered and sunny patio room which adds to the spaciousness of this home. Inside laundry Room at carport entrance complete with washing basin, ample counter space and utility closet. Newer high-end washer and dryer can be also included with sale. Large Primary Bedroom

Key facts

• Walk-in closet
• Remodeled kitchen
• Covered patio room

Tags

• HUGE LIVING AREA
• REMODELED KITCHEN
• COVERED PATIO ROOM
• INSIDE LAUNDRY ROOM
• PRIMARY BEDROOM SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Park name: Skandia Mobile Country Club; Manager approval required for multi-unit context; Pets allowed with number limits; Triple body type (multi-unit classification)
• Financial info: Rent includes pool, water, and sewer (for rentals); Land lease in effect
• HOA & community: Part of an association; Senior community; Association amenities include pool, spa, club house, meeting room, barbecue/outdoor cooking area, banquet facilities, pet rules, and grounds maintenance; Land lease (amount listed separately)

Exterior

• Parking: Attached carport; 2 carport spaces; Guest parking
• Security: Security system; Resident manager; 2+ access exits
• Utilities: Public sewer; Water: see remarks
• Home design: Mobile/manufactured home remains on site; Single-story; Entry at ground level; Skandia Mobile Country Club community; Walk Score 79
• Construction: Pier jacks foundation; Mobile home dimensions approximately 34 ft by 60 ft; Year built per public records
• Exterior features: Front porch; Arizona room; Porch; Community/association heated pool; Pool heated; Landscaped grounds; Close to clubhouse; Shed (3 on property)

Interior

• Kitchen: Gas cooktop; Refrigerator; Dishwasher; Water purifier; Remodeled kitchen; Open to family room; Granite counters
• Bedrooms: All bedrooms on the ground floor; Main floor primary bedroom; Walk-in closet
• Flooring: Vinyl; Carpet
• Bathrooms: Two full bathrooms; Main floor full bath
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Intercom; Bar; Ceiling fan; Granite counters; Custom window coverings; One-level living; Spa access (association/community)
• Laundry & utility: Inside laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.6% 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 (+2.2%/yr); 85 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 ($123k/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 $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 + 2.2% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 2.92% ✓
• Cap rate: 25.65%
• Cash-on-cash: 69.13%
• DSCR: 4.08
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $282,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16444 Bolsa Chica St #157	0.00mi	2/2.0	1,800 (-10%)	17mo	$125,000	$69	69
16444 Bolsa Chica St #72	0.00mi	3/2.0 (+1)	1,850 (-8%)	17mo	$259,999	$141	68
4382 Lahaina Dr	0.64mi	3/2.0 (+1)	1,785 (-11%)	5mo	$875,000	$490	43

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 67.7%
• Equity multiple: 4.01×
• Total profit: $126,242
• Equity at exit: $22,365

10-year hold

• IRR: 71.6%
• Equity multiple: 8.00×
• Total profit: $294,012
• Equity at exit: $12,969

Cash invested: $42,000 (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 92649

• Rents YoY: 2.2%
• Active inventory: 85
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $4,375 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$919
• Net cashflow: $2,420

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 40%

Sensitivity live

Price	-10% $2,523	-5% $2,471	+0% $2,420	+5% $2,368	+10% $2,316
Rent	-10% $2,074	-5% $2,247	+0% $2,420	+5% $2,592	+10% $2,765
Rate	-1.0pp $2,495	-0.5pp $2,458	base $2,420	+0.5pp $2,381	+1.0pp $2,341

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16592 Jib Cir Unit B Huntington Beach, CA	3.0	2.5	1500	$4,300	$2.87	2d	1	0.21mi
16795 Roosevelt Ln Unit C Huntington Beach, CA	3.0	2.0	1600	$3,900	$2.44	2d	1	0.33mi
16682 Dolores Ln Huntington Beach, CA	2.0	2.5	1700	$3,600	$2.12	11d	1	0.55mi
4406 Sea Harbour Dr Huntington Beach, CA	2.0	2.5	1554	$1,700	$1.09	0d	1	0.70mi
16700 Saybrook Ln Huntington Beach, CA	1.0–2.0	1.0–2.0	1082	$3,670	$3.39	2d	10	0.75mi
5952 Par Cir Huntington Beach, CA	3.0	2.0	1437	$5,400	$3.76	14d	1	0.90mi
4182 Silliman Dr Huntington Beach, CA	3.0	2.5	2649	$6,300	$2.38	0d	1	0.94mi
4021 Aladdin Dr Huntington Beach, CA	3.0	2.5	1496	$7,400	$4.95	0d	1	1.26mi
15881 Pilgrim Cir Huntington Beach, CA	3.0	2.0	1600	$6,250	$3.91	0d	1	1.28mi
3832 Montego Dr Huntington Beach, CA	3.0	2.5	1826	$5,900	$3.23	17d	1	1.33mi
16097 Saint Croix Cir Huntington Beach, CA	3.0	3.0	2400	$7,200	$3.00	0d	1	1.36mi
6401 Warner Ave Huntington Beach, CA	1.0–3.0	1.0–2.5	1120	$3,314	$2.96	0d	16	1.45mi

Listing history 18 events

1. 2026-06-21
   days on market $150,000 Active 107 DOM
2. 2026-06-18
   days on market $150,000 Active 104 DOM
3. 2026-06-17
   days on market $150,000 Active 103 DOM
4. 2026-06-16
   days on market $150,000 Active 102 DOM
5. 2026-06-15
   days on market $150,000 Active 101 DOM
6. 2026-06-13
   days on market $150,000 Active 99 DOM
7. 2026-06-13
   days on market $150,000 Active 98 DOM
8. 2026-06-10
   days on market $150,000 Active 96 DOM
9. 2026-06-09
   days on market $150,000 Active 95 DOM
10. 2026-06-08
    days on market $150,000 Active 94 DOM
11. 2026-06-07
    days on market $150,000 Active 93 DOM
12. 2026-06-04
    days on market $150,000 Active 90 DOM
13. 2026-06-03
    days on market $150,000 Active 89 DOM
14. 2026-06-02
    days on market $150,000 Active 88 DOM
15. 2026-06-01
    days on market $150,000 Active 87 DOM
16. 2026-05-31
    days on market $150,000 Active 86 DOM
17. 2026-04-16
    price $150,000
18. 2026-03-06
    listed $165,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 22 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: $52,500
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$4,200
• − Management: −$4,200
• − Depreciation: −$4,364
• Taxable income: $28,334
• Est. tax owed @ 24.0%: −$6,800
• After-tax cash flow: $22,235/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): 35,346
• Household income: $123,257
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1504.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 16% Two or more races 14% Asian 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 6% Other Asian/Pacific 3% Vietnamese 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: ▼ -1153.55%
• Current HPI: 330.6956
• Rent YoY: ▲ 2.17%
• 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

-9.1% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $150,000 CRMLS
• 2026-03-06 Listed $165,000 CRMLS

Property tax history

-3.3%/yr

Latest (2025): $144 · -0.3% YoY. Source: county tax records.