1051 Site #283 · Brea, CA 92821

$389,000

3 bd · 2.0 ba · 1,700 sqft · Manufactured · 14 Days on market

Built 2008 32 ac lot Est $284k · 37% 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 +21.3/30.0
• DSCR +6.8/10.0
• Schools +5.1/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous Silvercrest for sale at The Crestmont Estates all age manufactured home community in Brea! This beautiful and highly upgraded home offers 3 large bedrooms and 2 full bathrooms. There is a great wrap around porch and 1 car garage with a private drive way that can accommodate another 3 cars. The home is highly upgraded including bamboo and tile flooring, real marble countertops, ceiling height backsplash in kitchen, fully tiled walls in showers as well as a walk in jetted tub in master bath!

Key facts

• 32.47 acre lot
• Garage
• Community pool

Property features AI

Finance

• Other: Mobile home remains on site; Mobile dimensions approx. 30' x 61'
• Financial info: Land lease of $1,830 monthly
• HOA & community: Community pool; Curbs in neighborhood; Park name: Crestmont; Manager approval required for move-in

Exterior

• Parking: Garage (1 space); Total 1 parking space; Has parking
• Utilities: Public sewer; District/public water
• Home design: Craftsman model; Single-story; Entry at main level
• Construction: Hardboard and fiber cement siding; Cellulose insulation
• Exterior features: Front porch; Wrap-around porch; Brick accents; Porch; Community pool; Close to clubhouse

Interior

• Kitchen: Kitchen island; Granite counters; Microwave; Ice maker; Gas range; Gas oven
• Bedrooms: All bedrooms on main floor; Main floor primary bedroom; Primary bathroom; Walk-in closet
• Flooring: Tile; Bamboo
• Bathrooms: Two full bathrooms; Double sinks; Jetted tub; Bathtub and separate shower
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Ceiling fan; Cathedral/vaulted ceilings; Granite counters; Double pane windows; Blinds; Main-floor entry (Main); Single-level home
• 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 $389k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $360k (7.5% below list).
• Recommended offer: $360k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 2.1% in Brea — 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 76/100 on livability (#100 in CA, #3,570 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, schools A-; Watch: health & safety C-, cost of living F.
• Brea-Olinda Unified (suburban): math 48% / reading 65% proficiency, ranked #84 of 517 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.8%/yr); 63 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 35% of the median local income ($124k/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 $12k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $359,883 (7.5% 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. Schools are A-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?
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $283,900
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1051 Site Dr #227	0.00mi	3/2.0	1,664 (-2%)	8mo	$252,000	$151	90
1051 Site Dr #109	0.00mi	3/2.0	1,738 (+2%)	14mo	$280,000	$161	85
1051 Site Dr #51	0.00mi	3/2.0	1,620 (-5%)	11mo	$270,000	$167	83
1051 Site Dr #15	0.00mi	3/2.0	1,620 (-5%)	15mo	$325,000	$201	80
1051 Site Dr #265	0.00mi	3/2.0	1,624 (-4%)	16mo	$315,000	$194	80
1051 Site Dr #31	0.00mi	3/2.0	1,680 (-1%)	23mo	$230,000	$137	79
1051 Site Dr #288	0.00mi	3/2.0	1,600 (-6%)	24mo	$300,000	$188	70
1051 N Site Dr #168	0.00mi	4/2.0 (+1)	1,926 (+13%)	14mo	$269,000	$140	61

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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-31,168
• Equity at exit: $58,001

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $1,478
• Equity at exit: $33,634

Cash invested: $108,920 (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 92821

• Rents YoY: 1.8%
• Active inventory: 63
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,599 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $572

Break-even live

Break-even rent $2,875

Max offer price $389,000

Occupancy floor 79%

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 W Central Ave Brea, CA	1.0–3.0	1.0–2.5	1024	$4,210	$4.11	1d	8	0.42mi
730 Brooklyn Dr Brea, CA	2.0	2.5	1210	$3,400	$2.81	24d	1	0.45mi
250 W Central Ave Brea, CA	2.0	2.0	1100	$2,930	$2.66	17d	2	0.52mi
319 W Lambert Rd Brea, CA	2.0	2.0	1120	$3,333	$2.98	4d	9	0.78mi
308 Mountain Ct Brea, CA	3.0	2.0	1730	$3,550	$2.05	43d	1	0.95mi
1511 Kinsler Ct Brea, CA	3.0	2.5	1605	$4,095	$2.55	15d	1	0.98mi
369 Meadow Ct Brea, CA	3.0	2.0	1281	$3,450	$2.69	43d	1	1.11mi
1913 Lotus Pl Brea, CA	4.0	2.0	1627	$4,100	$2.52	1d	1	1.30mi
141 N Fonda St Unit 1 La Habra, CA	3.0	2.5	1300	$3,400	$2.62	10d	1	1.42mi
201 Laurel Ave #7 Brea, CA	2.0	2.5	1218	$3,450	$2.83	43d	1	1.43mi
1500 Eastpark Dr Unit 3 La Habra, CA	2.0	1.5	1286	$2,500	$1.94	1d	1	1.44mi
209 S Fonda St La Habra, CA	2.0	2.0	1200	$3,500	$2.92	1d	1	1.45mi
331 Pomelo Ave Brea, CA	3.0	2.0	1538	$4,200	$2.73	43d	1	1.46mi
242 S Redwood Ave Unit C Brea, CA	3.0	2.5	1590	$3,995	$2.51	7d	1	1.48mi
664 Olive Ave Brea, CA	4.0	2.0	1472	$4,500	$3.06	6d	1	1.49mi
628 E Birch St Unit D Brea, CA	2.0	1.5	1104	$2,850	$2.58	13d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $389,000 Coming Soon 14 DOM
2. 2026-06-17
   days on market $389,000 Coming Soon 13 DOM
3. 2026-06-16
   days on market $389,000 Coming Soon 12 DOM
4. 2026-06-15
   days on market $389,000 Coming Soon 11 DOM
5. 2026-06-13
   days on market $389,000 Coming Soon 9 DOM
6. 2026-06-13
   days on market $389,000 Coming Soon 8 DOM
7. 2026-06-09
   days on market $389,000 Coming Soon 5 DOM
8. 2026-06-08
   days on market $389,000 Coming Soon 4 DOM
9. 2026-06-07
   remarks 681-char remark
10. 2026-06-07
    listed $389,000 Coming Soon 3 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $828 · $69/mo
• Projected year-2 tax: $2,956 · $246/mo
• Expected delta: +$2,129/yr (+$177/mo · 257.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,186
• − Mortgage interest: −$21,790
• − Property taxes: −$828
• − Insurance: −$1,945
• − Repairs & maintenance: −$3,455
• − Management: −$3,455
• − Depreciation: −$11,316
• Taxable income: $397
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $6,769/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: Brea-Olinda Unified
• NCES district ID: 0605880
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $83,131
• Composite: 51.28/100
• National rank: #1748
• State rank: #84 of 517 in CA

Livability — Brea

• Score: 76/100
• State rank: #100
• US rank: #3570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brea, CA
• County: Orange County · 3,096,323 people
• City population: 41,623
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,623
• Household income: $123,629
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1655.0

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 0.69)
• Race & ethnicity: White 38% Hispanic / Latino 32% Asian 24% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 23% · Canada, South Korea, China
• Languages at home: 66% English-only · Spanish 16% Korean 6% Chinese 4%

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: ▼ -826.78%
• Current HPI: 374.8663
• Rent YoY: ▲ 1.78%
• 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

+8.4% since first listed

5 events — show timeline

• 2026-06-05 Coming Soon $389,000 CRMLS
• 2022-05-31 Sold (MLS) $369,000 CRMLS
• 2022-05-23 Relisted — CRMLS
• 2022-05-01 Pending — CRMLS
• 2022-04-21 Listed $359,000 CRMLS

Property tax history

-3.9%/yr

Latest (2025): $828 · +3.2% YoY. Source: county tax records.