2770 W Lincoln Ave #44 · Anaheim, CA 92801

$159,000

2 bd · 1.0 ba · 1,250 sqft · Manufactured · 70 Days on market

Built 1968 Excellent condition Est $290k · 45% under ↓ 11% 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
• Condition / age +4.8/5.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the finest home in the highly sought-after Western Skies Mobile Home Park! This 2-bedroom, 1-bathroom residence has been meticulously transformed from top to bottom, offering high-end designer finishes and a modern aesthetic that rivals any new build in Anaheim. Step inside to an open-concept living space flooded with natural light. The vaulted ceilings are accented by striking dark wood beams, creating a perfect contrast against the crisp white walls and contemporary wide-plank flooring. The living room features a custom vertical wood slat accent wall, providing a sophisticated focal point for your entertainment area. The chef-inspired kitchen is a showstopper, featuring bright

Key facts

• Matte black hardware
• Dark wood beams
• Vaulted ceilings

Tags

• OPEN-CONCEPT LIVING SPACE
• VAULTED CEILINGS
• DARK WOOD BEAMS
• CHEF-INSPIRED KITCHEN
• MATTE BLACK HARDWARE
• ELEGANT QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Lot elevation measured in feet; Directions: East of Lincoln Ave & Beach Blvd
• HOA & community: Part of an association; Community features include street lighting and urban setting; Located in a land-lease community (Western Skies) with land lease of $1,500 monthly

Exterior

• Parking: Located in Western Skies park
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home; Mobile home remains on site; Estimated living area
• Construction: Mobile home (12' x 52'); Year built per public records
• Exterior features: Association pool; Corner lot with lawn

Interior

• Bathrooms: 1 full bathroom
• Interior features: One-level home; Front and back entry
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $159k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 2.2% in Anaheim — 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 70/100 on livability (#240 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime F, cost of living F.
• 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 fast (+5.1%/yr); 72 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 39% of the median local income ($84k/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 $5k 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 + 5.1% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.72% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.65%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $290,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 S Beach Blvd #115	0.61mi	2/1.0	1,140 (-9%)	2mo	$287,000	$252	56
235 S Beach Blvd #78	0.73mi	3/2.0 (+1)	1,152 (-8%)	9mo	$279,000	$242	36
211 S.Beach Blvd #20	0.63mi	3/2.0 (+1)	1,344 (+8%)	16mo	$264,000	$196	36
235 S Beach Blvd #136	0.73mi	2/2.0	1,358 (+9%)	14mo	$315,000	$232	35
211 S Beach Blvd #43	0.63mi	2/2.0	1,392 (+11%)	21mo	$167,000	$120	30
211 S Beach Blvd #10	0.63mi	3/2.0 (+1)	1,400 (+12%)	20mo	$225,000	$161	25

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 · 5.13% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 1.86×
• Total profit: $38,362
• Equity at exit: $23,707

10-year hold

• IRR: 30.2%
• Equity multiple: 4.02×
• Total profit: $134,309
• Equity at exit: $13,747

Cash invested: $44,520 (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 92801

• Rents YoY: 5.1%
• Active inventory: 72
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,736 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $911

Break-even live

Break-even rent $1,583

Max offer price $159,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,021	-5% $966	+0% $911	+5% $856	+10% $801
Rent	-10% $695	-5% $803	+0% $911	+5% $1,019	+10% $1,127
Rate	-1.0pp $991	-0.5pp $951	base $911	+0.5pp $870	+1.0pp $828

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2828 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0–1.5	870	$2,550	$2.93	1d	4	0.14mi
125 N Syracuse St Anaheim, CA	1.0–2.0	1.0–1.5	910	$2,720	$2.99	1d	3	0.16mi
2726 W Lincoln Ave Anaheim, CA	2.0	2.5	1063	$3,195	$3.01	1d	1	0.16mi
120 N Syracuse St Anaheim, CA	1.0–2.0	1.0–1.5	1075	$2,695	$2.51	15d	1	0.20mi
2729 W Yale Ave Unit B Anaheim, CA	2.0	1.5	1057	$2,750	$2.60	3d	1	0.27mi
2642 W Lincoln Ave Anaheim, CA	2.0	2.0	870	$2,510	$2.88	1d	5	0.34mi
2642 W Lincoln Ave Anaheim, CA	2.0	1.0–2.0	725	$2,559	$3.53	11d	6	0.34mi
181 N Richmont Dr Anaheim, CA	2.0	2.0	1150	$2,850	$2.48	13d	1	0.37mi
181 N Richmont Dr Anaheim, CA	2.0	2.0	1150	$2,850	$2.48	3d	1	0.37mi
201 S Magnolia Ave Anaheim, CA	2.0	1.0–2.0	901	$2,695	$2.99	1d	3	0.43mi
150 S Magnolia Ave Apt 160 Anaheim, CA	1.0	1.0	910	$2,490	$2.74	5d	1	0.49mi
134 S Magnolia Ave Unit 11C Anaheim, CA	3.0	2.0	1178	$2,950	$2.50	1d	1	0.52mi
120 N Magnolia Ave Anaheim, CA	1.0–2.0	1.0	855	$2,745	$3.21	1d	6	0.56mi
2611 W Baylor Cir Anaheim, CA	1.0–2.0	1.0–2.0	899	$3,246	$3.61	1d	6	0.66mi
2970 W Orange Ave Unit B028 Anaheim, CA	2.0	2.0	1100	$2,880	$2.62	18d	1	0.68mi
460 N Santa Maria St Anaheim, CA	3.0	2.5	1765	$3,800	$2.15	18d	1	0.70mi
2515 W Lincoln Ave Anaheim, CA	1.0–3.0	1.0–2.0	1024	$2,525	$2.47	1d	1	0.70mi
627 S Velare St Anaheim, CA	2.0	1.0	1037	$2,494	$2.41	1d	1	0.74mi
627 S Velare St Anaheim, CA	2.0	1.0	1095	$2,494	$2.28	18d	1	0.74mi
120 S Grand Ave Unit 84 Anaheim, CA	2.0	1.0	875	$2,725	$3.11	1d	1	0.76mi
3070 W Del Monte Dr Anaheim, CA	1.0–2.0	1.0	858	$2,650	$3.09	1d	5	0.76mi
2441 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0	938	$2,350	$2.51	1d	2	0.82mi
522 N Hampton St Anaheim, CA	3.0	1.5	1139	$3,300	$2.90	19d	1	0.84mi
625 S Webster Ave Anaheim, CA	2.0	2.0	1000	$2,350	$2.35	1d	1	0.86mi
625 S Webster Ave Unit 3 Anaheim, CA	2.0	2.0	1000	$2,450	$2.45	11d	1	0.89mi
625 S Webster Ave Unit 1 Anaheim, CA	2.0	2.0	900	$2,450	$2.72	13d	1	0.89mi
2551 W Rome Ave Anaheim, CA	3.0	1.5	1130	$3,850	$3.41	6d	1	0.89mi
2771 W Ball Rd Anaheim, CA	2.0	1.5	900	$2,350	$2.61	1d	1	0.93mi
707 S Webster Ave Anaheim, CA	2.0	2.0	980	$2,822	$2.88	4d	2	0.95mi
2425 W Orange Ave Unit B Anaheim, CA	3.0	2.5	1200	$3,600	$3.00	10d	1	0.95mi
707 S Webster Ave Unit 108 Anaheim, CA	2.0	2.0	980	$2,850	$2.91	1d	1	0.97mi
2880 W Ball Rd Anaheim, CA	1.0–2.0	1.0	894	$2,850	$3.19	1d	5	0.99mi
2828 W Ball Rd Unit N-36 Anaheim, CA	2.0	2.0	880	$2,795	$3.18	17d	1	0.99mi
2828 W Ball Rd Unit D-10 Anaheim, CA	2.0	2.0	880	$2,805	$3.19	17d	1	0.99mi
2828 W Ball Rd Unit G-11 Anaheim, CA	2.0	2.0	880	$2,850	$3.24	17d	1	0.99mi
200 N Gilbert St Anaheim, CA	1.0–2.0	1.0	832	$2,590	$3.11	1d	2	0.99mi
2828 W Ball Rd Anaheim, CA	2.0	1.0–2.0	880	$2,760	$3.14	1d	3	1.00mi
125 N Belinda Cir Anaheim, CA	1.0–2.0	1.0–2.0	865	$2,390	$2.76	1d	3	1.05mi
1235 Sharon Cir Unit 1231 F2 Anaheim, CA	2.0	2.0	910	$2,495	$2.74	15d	1	1.05mi
2631 W Felicidad Cir Unit 619-D Anaheim, CA	2.0	1.0	940	$2,895	$3.08	1d	1	1.07mi

Listing history 16 events

1. 2026-06-18
   days on market $159,000 Active 70 DOM
2. 2026-06-17
   days on market $159,000 Active 69 DOM
3. 2026-06-16
   days on market $159,000 Active 68 DOM
4. 2026-06-15
   days on market $159,000 Active 67 DOM
5. 2026-06-13
   days on market $159,000 Active 65 DOM
6. 2026-06-13
   days on market $159,000 Active 64 DOM
7. 2026-06-09
   days on market $159,000 Active 61 DOM
8. 2026-06-08
   days on market $159,000 Active 60 DOM
9. 2026-06-07
   days on market $159,000 Active 59 DOM
10. 2026-06-04
    days on market $159,000 Active 56 DOM
11. 2026-06-03
    days on market $159,000 Active 55 DOM
12. 2026-06-02
    days on market $159,000 Active 54 DOM
13. 2026-06-01
    days on market $159,000 Active 53 DOM
14. 2026-05-31
    days on market $159,000 Active 52 DOM
15. 2026-05-04
    price $159,000
16. 2026-04-09
    listed $179,000 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 4/10 Moderate FEMA zone AH · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°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: $32,834
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$2,620
• − Repairs & maintenance: −$2,627
• − Management: −$2,627
• − Depreciation: −$4,625
• Taxable income: $9,044
• Est. tax owed @ 24.0%: −$2,171
• After-tax cash flow: $8,758/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This meticulously transformed manufactured home in Western Skies Mobile Home Park offers a modern and high-end design with excellent curb appeal and interior finishes.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Rental HVAC system maintenance — A well-maintained HVAC system can attract tenants and reduce utility costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system can attract tenants and reduce utility costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Anaheim

• Score: 70/100
• State rank: #240
• US rank: #7861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anaheim, CA
• County: Orange County · 3,096,323 people
• City population: 361,715
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,547
• Household income: $83,725
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 3604.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 19% Asian 19% White 16% Black 4%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Russian 1% Lithuanian 1%
• Foreign-born: 41% · Canada, Vietnam, South Korea
• Languages at home: 30% English-only · Spanish 48% Tagalog/Filipino 5% Vietnamese 5%

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: ▼ -723.92%
• Current HPI: 446.9118
• Rent YoY: ▲ 5.13%
• 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

-11.2% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $159,000 CRMLS
• 2026-04-09 Listed $179,000 CRMLS