10800 Dale Ave #215 · Stanton, CA 90680

$200,000

3 bd · 2.0 ba · 1,300 sqft · Manufactured · 22 Days on market

Built 1996 19 ac lot Est $228k · 12% under

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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 +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a quiet, well established pride of ownership all ages park is this completely turn key 3 Bedroom, 2 Bathroom gem that certainly checks a lot of boxes. Situated between Beach Blvd and Disneyland off of Katella Ave this is truly the heart of OC. With dedicated tandem 2 car parking, a large storage shed and given the unit's excellent condition, this is the one! Enter to a warm and inviting great room that has a large living area, central dining room which leads to a fully open kitchen. With an abundance of prep and storage space, great light from an over the sink window and a convenient peninsula for even more space to perform your magic this kitchen will be the the hub of all the a

Key facts

• Great room
• Over the sink window
• Large storage shed

Tags

• DEDICATED TANDEM PARKING
• LARGE STORAGE SHED
• GREAT ROOM
• FULLY OPEN KITCHEN
• ABUNDANCE OF PREP SPACE
• OVER THE SINK WINDOW

Property features AI

Finance

• Other: Park name: Katella Mobile Home Estates; Access via city streets; driving directions available
• Financial info: Monthly land lease of $2,050 (seller source)
• HOA & community: Part of an association (Katella Mobile Home Estates); Community features include gutters, curbs, street lighting, storm drains, and suburban setting; Pool available through the association; Manager approval required

Exterior

• Parking: Covered tandem carport (2 spaces); Attached carport; Asphalt driveway access (no separate driveway listed)
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public/district water connected; Public sewer (sewer paid); Standard electric service (connected/available); Natural gas connected and available; Cable connected/available; Telephone service available/in street
• Home design: Single-story home; Mobile home model Infinity II (26' x 50'); Mobile home remains on site; Raised foundation; Turnkey condition
• Construction: Wood frame construction; Composition shingle roof; Brick and siding skirt
• Exterior features: Zero lot line setup; Paved surroundings and paved road frontage; Back yard; Secluded location with established corners; Near public transit; One shed on the property; Has a patio; Association pool

Interior

• Kitchen: Gas range; Range/stove hood and vented exhaust fan; Garbage disposal; Kitchen open to family room; Tile counters
• Bedrooms: Primary bedroom on the main floor; All bedrooms on one level
• Flooring: Tile flooring; Wood flooring; Laminate flooring
• Bathrooms: Two full bathrooms; Main-floor full bath; Shower-in-tub and exhaust fans; Formica and Corian counters in baths
• Heating & cooling: Central heating (natural gas furnace); Central electric cooling
• Interior features: Open floor plan; Built-in storage and shelving; Corian and ceramic counters; Tile counters; Cathedral/vaulted ceilings; No interior steps; Smoke and carbon monoxide detectors; Turnkey condition
• Laundry & utility: Inside laundry; Laundry located in closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 2.5% in Stanton — 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 63/100 on livability (#468 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools C-, amenities D, health & safety D.
• Magnolia Elementary (urban): math 25% / reading 25% proficiency, ranked #397 of 517 in CA (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 48 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 45% of the median local income ($86k/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 $6k 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 + 2.3% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 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

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.60% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.55%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $227,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10800 Dale Ave #705	0.00mi	3/2.0	1,248 (-4%)	5mo	$197,500	$158	89
10800 Dale Ave #131	0.00mi	3/2.0	1,296 (-0%)	15mo	$259,000	$200	87
10800 Dale Ave #412	0.00mi	4/2.0 (+1)	1,344 (+3%)	11mo	$260,000	$193	80
10800 Dale Ave #125	0.00mi	3/2.0	1,440 (+11%)	11mo	$222,500	$155	73
8681 Katella Ave #897	0.18mi	3/2.0	1,152 (-11%)	2mo	$224,900	$195	71
8681 Katella Ave #883	0.18mi	3/2.0	1,200 (-8%)	14mo	$195,000	$163	67
8681 Katella Ave #898	0.18mi	3/2.0	1,440 (+11%)	9mo	$230,000	$160	67
10800 Dale Ave #217	0.00mi	3/2.0	1,120 (-14%)	19mo	$230,000	$205	61
8681 Katella Ave #802	0.18mi	3/2.0	1,120 (-14%)	20mo	$235,000	$210	52
11250 Beach Blvd #144	0.55mi	3/2.0	1,144 (-12%)	16mo	$200,000	$175	41
11250 Beach Blvd #122	0.55mi	2/2.0 (-1)	1,440 (+11%)	13mo	$149,900	$104	41
11250 Beach Blvd #11	0.55mi	2/2.0 (-1)	1,440 (+11%)	17mo	$140,000	$97	37

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.69×
• Total profit: $38,458
• Equity at exit: $29,821

10-year hold

• IRR: 25.2%
• Equity multiple: 3.12×
• Total profit: $118,959
• Equity at exit: $17,292

Cash invested: $56,000 (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 90680

• Rents YoY: 2.3%
• Active inventory: 48
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,200 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $1,146

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 59%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10743 Magnolia Ave #101 Anaheim, CA	2.0	2.0	913	$2,500	$2.74	1d	1	0.42mi
8853 Stardust Ln Anaheim, CA	3.0	1.5	1126	$3,875	$3.44	3d	1	0.43mi
11250 Dale St Garden Grove, CA	1.0–2.0	1.0–2.0	848	$2,710	$3.20	2d	9	0.44mi
9014 Stacie Ln #28 Anaheim, CA	3.0	2.0	1347	$3,095	$2.30	1d	1	0.50mi
8882 W Cerritos Ave Anaheim, CA	2.0	1.0	980	$2,495	$2.55	1d	1	0.52mi
1235 Sharon Cir Unit 1231 F2 Anaheim, CA	2.0	2.0	910	$2,495	$2.74	15d	1	0.75mi
7765 Beechwood Way Stanton, CA	3.0	1.5	1232	$3,750	$3.04	1d	1	0.80mi
2828 W Ball Rd Anaheim, CA	2.0	1.0–2.0	880	$2,760	$3.14	1d	3	0.82mi
2828 W Ball Rd Unit D-10 Anaheim, CA	2.0	2.0	880	$2,805	$3.19	17d	1	0.83mi
2828 W Ball Rd Unit N-36 Anaheim, CA	2.0	2.0	880	$2,795	$3.18	17d	1	0.83mi
2828 W Ball Rd Unit G-11 Anaheim, CA	2.0	2.0	880	$2,850	$3.24	17d	1	0.83mi
2648 W Ball Rd Anaheim, CA	1.0–2.0	1.0–2.0	843	$2,600	$3.08	1d	1	0.83mi
2771 W Ball Rd Anaheim, CA	2.0	1.5	900	$2,350	$2.61	1d	1	0.86mi
2880 W Ball Rd Anaheim, CA	1.0–2.0	1.0	894	$2,850	$3.19	1d	5	0.86mi
7684 Ruthann Ave Stanton, CA	3.0	2.0	1000	$3,650	$3.65	3d	1	0.93mi
7545 Katella Ave Stanton, CA	1.0–2.0	1.0	900	$3,053	$3.39	1d	7	0.99mi
10600 Western Ave Stanton, CA	2.0	1.0–2.0	915	$2,475	$2.70	1d	2	1.00mi
9313 Marchand Ave Garden Grove, CA	3.0	3.0	1200	$4,500	$3.75	5d	1	1.01mi
10321 Courtright Rd Stanton, CA	3.0	2.0	1202	$3,700	$3.08	22d	1	1.04mi
11893 Macduff St Garden Grove, CA	3.0	2.0	1200	$3,100	$2.58	24d	1	1.07mi
10361 Iona Way Stanton, CA	3.0	1.5	1149	$3,500	$3.05	1d	1	1.09mi
10250 Masterson Ave Stanton, CA	3.0	2.0	1590	$3,750	$2.36	1d	1	1.10mi
9661 Maureen Dr Unit F Garden Grove, CA	2.0	1.0	900	$2,495	$2.77	44d	1	1.13mi
8052 Fillmore Dr Apt 3 Stanton, CA	2.0	1.5	1000	$2,250	$2.25	2d	1	1.15mi
2449 W Ball Rd Anaheim, CA	1.0–2.0	1.0–2.0	1000	$2,855	$2.85	12d	4	1.21mi
8300 Chapman Ave Stanton, CA	1.0–2.0	1.0	860	$2,545	$2.96	1d	9	1.24mi
2551 W Rome Ave Anaheim, CA	3.0	1.5	1130	$3,850	$3.41	6d	1	1.24mi
12101 Dale Ave #80 Stanton, CA	3.0	2.0	1493	$1,500	$1.00	7d	1	1.26mi
10070 Gilbert St Anaheim, CA	3.0	2.0	1250	$3,095	$2.48	1d	1	1.28mi
3208 W Ravenswood Dr Anaheim, CA	3.0	2.0	1636	$4,000	$2.44	13d	1	1.31mi
10572 Chamberlain Ave Anaheim, CA	3.0	2.0	1000	$3,500	$3.50	10d	1	1.37mi
707 S Webster Ave Anaheim, CA	2.0	2.0	980	$2,822	$2.88	4d	2	1.39mi
627 S Velare St Anaheim, CA	2.0	1.0	1037	$2,494	$2.41	1d	1	1.40mi
627 S Velare St Anaheim, CA	2.0	1.0	1095	$2,494	$2.28	18d	1	1.40mi
10511 Lexington St Unit C Stanton, CA	2.0	1.5	900	$2,300	$2.56	1d	1	1.40mi
707 S Webster Ave Unit 108 Anaheim, CA	2.0	2.0	980	$2,850	$2.91	1d	1	1.40mi
2970 W Orange Ave Unit B028 Anaheim, CA	2.0	2.0	1100	$2,880	$2.62	17d	1	1.43mi
35 Bigsby Dr Stanton, CA	3.0	3.0	1355	$4,000	$2.95	24d	1	1.45mi
33 Bigsby Dr Stanton, CA	3.0	3.5	1625	$3,950	$2.43	44d	1	1.45mi
3 Bigsby Dr Stanton, CA	3.0	3.0	1355	$3,950	$2.92	17d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $200,000 Active 22 DOM
2. 2026-06-17
   days on market $200,000 Active 21 DOM
3. 2026-06-16
   days on market $200,000 Active 20 DOM
4. 2026-06-15
   days on market $200,000 Active 19 DOM
5. 2026-06-13
   days on market $200,000 Active 17 DOM
6. 2026-06-13
   days on market $200,000 Active 16 DOM
7. 2026-06-09
   days on market $200,000 Active 13 DOM
8. 2026-06-08
   days on market $200,000 Active 12 DOM
9. 2026-06-07
   days on market $200,000 Active 11 DOM
10. 2026-06-04
    days on market $200,000 Active 8 DOM
11. 2026-06-03
    days on market $200,000 Active 7 DOM
12. 2026-06-02
    days on market $200,000 Active 6 DOM
13. 2026-06-01
    days on market $200,000 Active 5 DOM
14. 2026-05-31
    days on market $200,000 Active 4 DOM
15. 2026-05-27
    listed $200,000 Active
16. 2010-10-24
    historical
17. 2010-07-24
    listed $54,900 Active
18. 2000-02-19
    historical
19. 1999-10-20
    listed $70,000

ⓘ 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 6/10 Major 7 d/yr ≥89°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,396
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$5,818
• Taxable income: $11,231
• Est. tax owed @ 24.0%: −$2,695
• After-tax cash flow: $11,051/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: Magnolia Elementary
• NCES district ID: 0623430
• Math proficiency: 25% ▼ -21.00%
• Reading proficiency: 25% ▼ -29.00%
• Median HH income: $50,320
• Composite: 22.09/100
• National rank: #8181
• State rank: #397 of 517 in CA

Livability — Stanton

• Score: 63/100
• State rank: #468
• US rank: #15945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, CA
• County: Orange County · 3,096,323 people
• City population: 31,991
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 31,991
• Household income: $85,592
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 1745.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 50% Asian 27% White 17% Two or more races 12% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Italian 1% Iranian 0%
• Foreign-born: 42% · Canada, Vietnam, South Korea
• Languages at home: 35% English-only · Spanish 39% Vietnamese 17% Tagalog/Filipino 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: ▼ -529.54%
• Current HPI: 447.9557
• Rent YoY: ▲ 2.33%
• 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

+185.7% since first listed

5 events — show timeline

• 2026-05-27 Listed $200,000 CRMLS
• 2010-10-24 Listing Removed — CRMLS
• 2010-07-24 Listed $54,900 CRMLS
• 2000-02-19 Listing Removed — CRMLS
• 1999-10-20 Listed $70,000 CRMLS

Property tax history

-6.5%/yr

Latest (2025): $123 · -4.3% YoY. Source: county tax records.