20701 Beach Blvd #65 · Huntington Beach, CA 92646

$270,000

3 bd · 2.0 ba · 1,608 sqft · Manufactured · 285 Days on market

Built 2005 Est $262k · at est.

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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
• Schools +6.5/10.0
• ARV discount +6.1/15.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Only 1 1/2 blocks from the OCEAN with a 2-car garage!!! 3 bedrooms and 2 baths. This Awesome house is in the lovely, “Huntington Shorecliffs” Community… Look no more! Walk to the beach in 5 minutes!!! Gorgeous open floor plan, with giant living and dining room. This beautiful home is 1,608 sq ft and is light and bright. Included with home: Stainless steel refrigerator, washer and dryer, brand new dishwasher, and stove. 1 year home warranty also included!!! Also included upgrades: Kitchen-Aid Chef package, Mohawk distressed wood flooring, throughout Home, Quartz Counter tops, Copper/Glass backsplash, Tile in Kitchen, Double Convection Oven, Microwave, Built-in wine, bottl

Key facts

• Open floor plan
• Brand new dishwasher
• Walk to the beach

Tags

• WALK TO THE BEACH
• OPEN FLOOR PLAN
• STAINLESS STEEL REFRIGERATOR
• BRAND NEW DISHWASHER
• KITCHEN-AID CHEF PACKAGE
• QUARTZ COUNTER TOPS

Property features AI

Finance

• Other: Pets allowed; Body type: Double (multi-unit information)
• HOA & community: Community features include dog park and street lighting; Park name: Huntington Shorecliff; Land lease: $3,200 monthly (park)

Exterior

• Parking: 2 total parking spaces; 2-car garage with garage door opener; Concrete driveway, paved and private, driveway down slope from street
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Standard electric service; Natural gas connected; Public/district water; Public sewer; Sewer connected; Cable connected; Telephone on property; Electricity connected; Water connected
• Home design: Single-story home; Turnkey, updated/remodeled condition; Mobile home remains on site (24' x 60'); Has a view; Private road frontage; Beach Blvd and Atlanta area
• Construction: Pillar/post/pier foundation with pier jacks
• Exterior features: Covered front porch; Deck; Rain gutters; Private pool (association/private — see remarks); Fence: vinyl, average condition; Front yard; Garden; Patio present

Interior

• Kitchen: Kitchen open to family room; Remodeled kitchen; Quartz counters; Gas cooktop; Gas range; Double oven; Microwave; Refrigerator; Dishwasher; Garbage disposal; Water heater unit
• Bedrooms: All bedrooms on main level; Main-floor primary bedroom; Main-floor bedroom
• Flooring: Wood flooring; See remarks for additional flooring details
• Bathrooms: Two full bathrooms; Remodeled and upgraded baths; Double sinks in master bath; Double sinks in bath(s); Separate tub and walk-in shower; Soaking tub; Jetted tub; Vanity area; Bathtub
• Heating & cooling: Central furnace
• Interior features: Quartz counters throughout; High ceilings (9 feet+); Living room balcony; Living room deck attached; Ceiling fans; Recessed lighting; Open floor plan; Carbon monoxide and smoke detectors; Window screens
• Laundry & utility: Dedicated laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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.
• 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: Rents rising (+1.2%/yr); 120 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 44% 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 $2k of loan paydown is wiped out by about $8k 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 $76k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 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. 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: 1.77% ✓
• Cap rate: 14.78%
• Cash-on-cash: 30.30%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $262,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20701 beach Blvd #168	0.09mi	3/2.0	1,620 (+1%)	1mo	$150,000	$93	94
20701 Beach Blvd #55	0.08mi	3/2.0	1,566 (-3%)	2mo	$255,000	$163	90
20701 Beach Blvd #100	0.05mi	3/2.0	1,560 (-3%)	8mo	$280,000	$179	86
20701 Beach Blvd #106	0.04mi	3/2.0	1,560 (-3%)	10mo	$225,000	$144	85
20701 Beach Blvd #229	0.08mi	3/2.0	1,593 (-1%)	15mo	$335,000	$210	82
20701 Beach Blvd #220	0.08mi	3/3.0	1,500 (-7%)	2mo	$275,000	$183	80
80 Huntington #402	0.35mi	3/2.0	1,680 (+4%)	1mo	$265,000	$158	75
20701 Beach Blvd #28	0.21mi	2/2.0 (-1)	1,605 (-0%)	14mo	$290,000	$181	74
20701 Beach Blvd #259	0.10mi	3/2.0	1,800 (+12%)	16mo	$257,500	$143	62
80 Huntington St #708	0.52mi	3/2.0	1,550 (-4%)	10mo	$280,000	$181	62
20701 Beach Blvd #9	0.23mi	3/2.0	1,440 (-10%)	13mo	$200,000	$139	61
20701 Beach Blvd #200	0.16mi	2/2.0 (-1)	1,368 (-15%)	7mo	$115,000	$84	57

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: 22.9%
• Equity multiple: 1.92×
• Total profit: $69,382
• Equity at exit: $40,258

10-year hold

• IRR: 29.7%
• Equity multiple: 3.43×
• Total profit: $183,595
• Equity at exit: $23,345

Cash invested: $75,600 (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: 120
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $4,778 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,003
• Net cashflow: $1,909

Break-even live

Break-even rent $2,362

Max offer price $270,000

Occupancy floor 55%

Sensitivity live

Price	-10% $2,095	-5% $2,002	+0% $1,909	+5% $1,815	+10% $1,722
Rent	-10% $1,531	-5% $1,720	+0% $1,909	+5% $2,097	+10% $2,286
Rate	-1.0pp $2,045	-0.5pp $1,977	base $1,909	+0.5pp $1,839	+1.0pp $1,767

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20966 Seacoast Cir Huntington Beach, CA	3.0	2.5	1685	$4,300	$2.55	8d	1	0.20mi
509 Delaware St Unit A Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	2d	1	0.24mi
509 Delaware St Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	0d	1	0.24mi
7946 Waterfall Cir Huntington Beach, CA	2.0	2.5	1439	$4,500	$3.13	0d	1	0.28mi
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,654	$4.03	0d	3	0.34mi
7961 Southwind Cir Huntington Beach, CA	3.0	2.5	1664	$6,195	$3.72	0d	1	0.36mi
1008 England St Huntington Beach, CA	3.0	2.0	1200	$4,500	$3.75	0d	1	0.38mi
7832 Seaglen Dr Huntington Beach, CA	3.0	2.5	1700	$8,000	$4.71	0d	1	0.38mi
7866 Southwind Cir Huntington Beach, CA	3.0	2.0	1787	$5,000	$2.80	0d	1	0.39mi
8342 Castilian Dr Huntington Beach, CA	3.0	2.0	1885	$6,000	$3.18	0d	1	0.41mi
909 California St Huntington Beach, CA	3.0	3.0	2072	$6,000	$2.90	21d	1	0.42mi
203 Frankfort Ave Huntington Beach, CA	3.0	2.5	2053	$6,950	$3.39	17d	1	0.43mi
20301 Bluffside Cir Unit D110 Huntington Beach, CA	2.0	2.0	1101	$5,250	$4.77	0d	1	0.48mi
7972 Aldea Cir Unit 1 Huntington Beach, CA	2.0	2.5	1900	$5,750	$3.03	23d	1	0.50mi
781 Seadrift Dr Huntington Beach, CA	4.0	2.5	2197	$6,000	$2.73	3d	1	0.51mi
310 Lake St #310 Huntington Beach, CA	2.0	2.0	1160	$3,350	$2.89	0d	1	0.51mi
20321 Tidepool Cir Unit 105 Huntington Beach, CA	2.0	2.0	1104	$3,700	$3.35	0d	1	0.52mi
626 Lake St #54 Huntington Beach, CA	3.0	3.0	1400	$3,895	$2.78	25d	1	0.54mi
414 Main St #210 Huntington Beach, CA	2.0	2.5	1530	$6,500	$4.25	23d	1	0.55mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$7,979	$7.01	0d	27	0.55mi
610 Main St Huntington Beach, CA	3.0	2.5	2083	$6,500	$3.12	0d	1	0.57mi
1318 Applecross Ln Huntington Beach, CA	3.0	2.5	1588	$4,400	$2.77	13d	1	0.58mi
8152 Mainsail Dr Unit 104 Huntington Beach, CA	2.0	2.0	1149	$3,600	$3.13	25d	1	0.58mi
20191 Cape Coral Ln Unit 3-209 Huntington Beach, CA	2.0	2.0	1059	$3,200	$3.02	4d	1	0.58mi
8121 Foxhall Dr Huntington Beach, CA	3.0	1.5	1296	$4,950	$3.82	0d	1	0.58mi
8211 Mainsail Dr #202 Huntington Beach, CA	2.0	2.0	1149	$3,500	$3.05	25d	1	0.60mi
227 1st St Unit 3 Huntington Beach, CA	2.0	2.0	1050	$7,000	$6.67	19d	1	0.61mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	0d	1	0.63mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	11d	1	0.63mi
8216 Foxhall Dr Huntington Beach, CA	4.0	2.5	1482	$5,195	$3.51	3d	1	0.63mi
340 5th St Huntington Beach, CA	2.0	2.5	2060	$5,900	$2.86	0d	1	0.65mi
1507 Backbay Cir Huntington Beach, CA	2.0	2.0	1275	$5,200	$4.08	0d	1	0.68mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,500	$4.23	0d	2	0.72mi
200 Pacific Coast Hwy Huntington Beach, CA	2.0	2.0–2.5	1299	$4,575	$3.52	16d	2	0.72mi
1315 Alabama St Huntington Beach, CA	3.0	2.0	1236	$7,500	$6.07	0d	1	0.72mi
415 7th St Huntington Beach, CA	3.0	2.5	2042	$5,433	$2.66	3d	1	0.72mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	16d	1	0.75mi
408 8th St Huntington Beach, CA	3.0	2.0	1545	$5,500	$3.56	0d	1	0.76mi
8777 Tulare Dr Unit 413d Huntington Beach, CA	3.0	2.0	1287	$3,900	$3.03	0d	1	0.77mi
910 Acacia Ave Huntington Beach, CA	3.0	2.0	1700	$6,850	$4.03	0d	1	0.78mi

Listing history 24 events

1. 2026-06-21
   days on market $270,000 Active 285 DOM
2. 2026-06-18
   days on market $270,000 Active 282 DOM
3. 2026-06-17
   days on market $270,000 Active 281 DOM
4. 2026-06-16
   days on market $270,000 Active 280 DOM
5. 2026-06-15
   days on market $270,000 Active 279 DOM
6. 2026-06-13
   days on market $270,000 Active 277 DOM
7. 2026-06-13
   days on market $270,000 Active 276 DOM
8. 2026-06-09
   days on market $270,000 Active 273 DOM
9. 2026-06-08
   days on market $270,000 Active 272 DOM
10. 2026-06-07
    days on market $270,000 Active 271 DOM
11. 2026-06-04
    days on market $270,000 Active 268 DOM
12. 2026-06-03
    days on market $270,000 Active 267 DOM
13. 2026-06-02
    days on market $270,000 Active 266 DOM
14. 2026-06-01
    days on market $270,000 Active 265 DOM
15. 2026-05-31
    days on market $270,000 Active 264 DOM
16. 2026-05-08
    price $270,000
17. 2026-03-18
    price $275,000
18. 2025-10-28
    price $284,900
19. 2025-09-09
    listed $289,900 Active
20. 2019-04-17
    historical
21. 2018-11-05
    price $250,000
22. 2018-10-23
    listed $275,000 Active
23. 2013-11-26
    historical
24. 2013-08-22
    listed $129,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $57,335
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$4,587
• − Management: −$4,587
• − Depreciation: −$7,855
• Taxable income: $19,783
• Est. tax owed @ 24.0%: −$4,748
• After-tax cash flow: $18,156/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

+107.9% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $270,000 CRMLS
• 2026-03-18 Price Changed $275,000 CRMLS
• 2025-10-28 Price Changed $284,900 CRMLS
• 2025-09-09 Listed $289,900 CRMLS
• 2019-04-17 Listing Removed — CRMLS
• 2018-11-05 Price Changed $250,000 CRMLS
• 2018-10-23 Listed $275,000 CRMLS
• 2013-11-26 Listing Removed — CRMLS
• 2013-08-22 Listed $129,900 CRMLS

Property tax history

-3.9%/yr

Latest (2025): $530 · -0.3% YoY. Source: county tax records.