5815 E La Palma #286 · Anaheim, CA 92807

$374,000

4 bd · 2.0 ba · 1,440 sqft · Manufactured · 31 Days on market

Built 1973 Est $300k · 25% over

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Why this score? — see what drove the D+ 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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This all-age community home in Anaheim is fantastic! With its recent remodel, cozy atmosphere, and spacious layout, it is a perfect fit for families looking for comfort and convenience. The four bedrooms and two updated bathrooms provide plenty of space, and the large porch is a great spot for relaxing. The primary suite with a walk-in shower and en-suite bathroom adds a touch of luxury, while the proximity to restaurants, schools, hospitals, and Disneyland makes it an ideal location. Don't miss the chance to see this lovely home it's sure to impress!

Key facts

• 2 parking spots
• Community pool
• Built 1973

Property features AI

Finance

• Other: Park name: Friendly Village Anaheim; Accessibility: 2+ access exits; Roads: access via city streets; alley paved
• Financial info: Land lease amount reported by seller
• HOA & community: Land lease community (Friendly Village Anaheim); Monthly land lease: $1,600; Community features include curbs, biking paths, street lighting, sidewalks, and a park; Manager approval required

Exterior

• Parking: Assigned parking space; 2 uncovered parking spaces (2 total)
• Security: Gated community with automatic gate; Carbon monoxide detector(s)
• Utilities: Public/District water; Public sewer / sewer connected; Electricity available (standard); Natural gas available; Cable available; Telephone in street; Water connected
• Home design: Single-story; Entry level: 1; Turnkey condition; updated/remodeled; Mobile home model 615 (mobile home remains); 12 ft wide by 60 ft long; Raised foundation; Other roof
• Construction: Frame construction; Drywall interior walls; Raised foundation
• Exterior features: Deck; Has patio; Community pool; No fencing

Interior

• Kitchen: Remodeled kitchen; Kitchen open to family room; Kitchen island; 6 burner stove; Double oven; Granite counters; Quartz counters
• Bedrooms: All bedrooms on one level; Walk-in closet(s)
• Flooring: Vinyl
• Bathrooms: Remodeled bathrooms; Main floor full bath; Double sinks in master bath; Walk-in shower; Shower; Exhaust fan(s); Linen closet/storage
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Open floor plan; Quartz counters; Granite counters; Double pane windows; Carbon monoxide detector(s); Gated community with automatic gate; Community spa
• Laundry & utility: Washer hookup; Gas dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $374k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $374k).
• Recommended offer: $363k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Placentia-Yorba Linda Unified (suburban): math 48% / reading 66% proficiency, ranked #78 of 517 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.6%/yr); 62 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 35% of the median local income ($139k/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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts 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 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $362,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $299,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5815 E La Palma Ave #82	0.06mi	3/2.0 (-1)	1,440 (0%)	2mo	$190,000	$132	91
5815 E La Palma #130	0.00mi	4/2.0	1,540 (+7%)	0mo	$359,999	$234	88
5815 E La Palma Ave #96	0.00mi	3/2.0 (-1)	1,440 (0%)	11mo	$185,000	$128	86
5815 E La Palma Ave E #271	0.00mi	3/2.0 (-1)	1,508 (+5%)	2mo	$315,000	$209	86
5815 E La Palma Ave #170	0.00mi	3/2.0 (-1)	1,400 (-3%)	9mo	$310,000	$221	83
5815 E La Palma Ave #226	0.00mi	4/2.0	1,512 (+5%)	13mo	$315,000	$208	81
5815 E La Palma Ave #221	0.00mi	4/2.0	1,528 (+6%)	13mo	$353,000	$231	79
5815 E La Palma Ave #74	0.00mi	3/2.0 (-1)	1,541 (+7%)	8mo	$287,000	$186	77
5815 E La Palma Ave #314	0.00mi	3/2.0 (-1)	1,512 (+5%)	13mo	$315,000	$208	76
5815 E La Palma NW #187	0.00mi	3/2.0 (-1)	1,529 (+6%)	13mo	$295,000	$193	74
5815 E La Palma Ave #224	0.00mi	4/2.0	1,615 (+12%)	8mo	$380,000	$235	73
5815 E La Palma Ave #62	0.00mi	3/2.0 (-1)	1,568 (+9%)	8mo	$298,500	$190	73

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-21,939
• Equity at exit: $55,765

10-year hold

• IRR: 4.7%
• Equity multiple: 1.36×
• Total profit: $37,328
• Equity at exit: $32,337

Cash invested: $104,720 (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 92807

• Rents YoY: 3.6%
• Active inventory: 62
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,994 high
• Mortgage (P&I): −$1,961
• Tax est. 1.5%: −$468 /mo · $5,610/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $571

Break-even live

Break-even rent $3,272

Max offer price $374,000

Occupancy floor 81%

Sensitivity live

Price	-10% $829	-5% $700	+0% $571	+5% $441	+10% $312
Rent	-10% $255	-5% $413	+0% $571	+5% $728	+10% $886
Rate	-1.0pp $759	-0.5pp $666	base $571	+0.5pp $474	+1.0pp $375

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: $93,500
• Closing costs: $11,220
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20279 Green Hill Ln Unit 1 Yorba Linda, CA	3.0	2.0	1095	$3,200	$2.92	25d	1	0.33mi
6691 Moselle Cir Yorba Linda, CA	4.0	2.5	1600	$3,900	$2.44	4d	1	0.43mi
5923 E Calle Cedro Anaheim, CA	3.0	2.0	1496	$1,750	$1.17	2d	1	0.50mi
20361 Ivy Hill Ln #12 Yorba Linda, CA	3.0	2.0	1062	$3,400	$3.20	3d	1	0.51mi
7566 E Woodsboro Ave Anaheim, CA	4.0	2.0	1529	$4,250	$2.78	5d	1	0.84mi
1271 N Emogene St Anaheim, CA	4.0	2.0	1609	$4,700	$2.92	21d	1	0.89mi
5540 E Vista del Este Anaheim, CA	3.0	2.5	1646	$4,100	$2.49	44d	1	1.00mi
5751 Kingsbriar Dr Yorba Linda, CA	3.0	2.0	1465	$4,200	$2.87	44d	1	1.21mi
5641 Lynnbrook Plz Yorba Linda, CA	3.0	2.0	1635	$4,500	$2.75	44d	1	1.32mi
19032 Alamo Ln #219 Yorba Linda, CA	3.0	2.0	1165	$3,800	$3.26	44d	1	1.37mi
19032 Alamo Ln Yorba Linda, CA	3.0	2.0	1165	$3,800	$3.26	25d	1	1.37mi
5761 Stradella Rd Yorba Linda, CA	4.0	2.0	1776	$5,300	$2.98	25d	1	1.39mi

Listing history 23 events

1. 2026-06-18
   days on market $374,000 Active 31 DOM
2. 2026-06-17
   days on market $374,000 Active 30 DOM
3. 2026-06-16
   days on market $374,000 Active 29 DOM
4. 2026-06-15
   days on market $374,000 Active 28 DOM
5. 2026-06-13
   days on market $374,000 Active 26 DOM
6. 2026-06-13
   days on market $374,000 Active 25 DOM
7. 2026-06-09
   days on market $374,000 Active 22 DOM
8. 2026-06-08
   days on market $374,000 Active 21 DOM
9. 2026-06-07
   days on market $374,000 Active 20 DOM
10. 2026-06-04
    days on market $374,000 Active 17 DOM
11. 2026-06-03
    days on market $374,000 Active 16 DOM
12. 2026-06-02
    days on market $374,000 Active 15 DOM
13. 2026-06-01
    days on market $374,000 Active 14 DOM
14. 2026-05-31
    days on market $374,000 Active 13 DOM
15. 2026-05-18
    listed $374,000 Active
16. 2026-05-16
    historical $374,000
17. 2025-11-30
    historical
18. 2025-11-20
    status Active
19. 2025-10-20
    status Active
20. 2025-08-10
    status Active
21. 2025-07-08
    status Active
22. 2025-06-26
    status Active
23. 2025-05-15
    listed $364,000 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 8 d/yr ≥96°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,928
• − Mortgage interest: −$20,950
• − Property taxes: −$5,610
• − Insurance: −$1,870
• − Repairs & maintenance: −$3,834
• − Management: −$3,834
• − Depreciation: −$10,880
• Taxable income: $949
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $6,619/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: Placentia-Yorba Linda Unified
• NCES district ID: 0630660
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 66% ▼ -2.00%
• Median HH income: $87,455
• Composite: 52.1/100
• National rank: #1622
• State rank: #78 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): 37,296
• Household income: $138,741
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 664.0

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: White 52% Hispanic / Latino 24% Asian 18% Two or more races 15%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 3% Romanian 2% Iranian 1%
• Foreign-born: 22% · Canada, Vietnam, South Korea
• Languages at home: 68% English-only · Spanish 14% Other Indo-European 6% 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: ▼ -807.73%
• Current HPI: 373.7606
• Rent YoY: ▲ 3.56%
• 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

+2.7% since first listed

9 events — show timeline

• 2026-05-18 Listed $374,000 CRMLS
• 2026-05-16 Coming Soon $374,000 CRMLS
• 2025-11-30 Listing Removed — CRMLS
• 2025-11-20 Relisted — CRMLS
• 2025-10-20 Relisted — CRMLS
• 2025-08-10 Relisted — CRMLS
• 2025-07-08 Relisted — CRMLS
• 2025-06-26 Relisted — CRMLS
• 2025-05-15 Listed $364,000 CRMLS

Property tax history

+11.6%/yr

Latest (2025): $78 · +0.1% YoY. Source: county tax records.