9850 Garfield #112 · Huntington Beach, CA 92646

$235,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 88 Days on market

Built 1989 16 ac lot Est $184k · 27% over

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

Listing remarks MLS

2 Bedroom 2 Bath * * * Living room & Separate family room * * * Wood Flooring * * * HUGE Porch * * * Private Patio * * * Extra Wide Driveway * * * CHECKOUT THIS HUGE SHED !!!!

Key facts

• 16.4 acre lot
• Community pool
• Built 1989

Property features AI

Finance

• Other: Located in Brookfield park (directions: enter community, drive past clubhouse and make a left; home is straight ahead)
• Financial info: Monthly land lease of $2,150 (park rate)
• HOA & community: Senior community; Suburban neighborhood

Exterior

• Parking: Located in the Brookfield park
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home; Mobile home remains on property; Estimated year built
• Construction: Mobile home approximately 24 ft by 60 ft; Estimated living area
• Exterior features: Community pool; Level-with-street lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Entry on level 1
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $235k).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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; 23 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 36% 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 $7k 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 $66k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $24k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.66% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.70%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $184,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19251 Brookhurst St #95	0.08mi	2/2.0	1,440 (0%)	11mo	$103,000	$72	88
9850 Garfield #129	0.00mi	3/2.0 (+1)	1,560 (+8%)	2mo	$285,000	$183	79
19361 Brookhurst #101	0.30mi	3/2.0 (+1)	1,440 (0%)	5mo	$208,000	$144	77
19251 Brookhurst #69	0.19mi	3/2.0 (+1)	1,347 (-6%)	0mo	$95,000	$71	75
19251 Brookhurst St #22	0.19mi	3/2.0 (+1)	1,344 (-7%)	3mo	$172,000	$128	73
19361 Brookhurst St #34	0.32mi	2/2.0	1,404 (-2%)	11mo	$156,000	$111	72
19361 Brookhurst St #120	0.30mi	2/2.0	1,500 (+4%)	11mo	$138,000	$92	70
19251 Brookhurst St #71	0.10mi	2/2.0	1,608 (+12%)	10mo	$125,000	$78	68
9850 Garfield Ave #63	0.00mi	3/2.0 (+1)	1,593 (+11%)	12mo	$295,000	$185	67
19361 Brookhurst St #51	0.30mi	3/2.0 (+1)	1,536 (+7%)	12mo	$161,000	$105	60
19361 Brookhurst St #12	0.30mi	3/2.0 (+1)	1,651 (+15%)	12mo	$215,000	$130	47
19361 Brookhurst St #62	0.30mi	3/2.0 (+1)	1,638 (+14%)	14mo	$249,000	$152	46

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: 18.5%
• Equity multiple: 1.73×
• Total profit: $48,254
• Equity at exit: $35,039

10-year hold

• IRR: 25.6%
• Equity multiple: 3.05×
• Total profit: $134,783
• Equity at exit: $20,319

Cash invested: $65,800 (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: 5.0×

Monthly cashflow live

• Estimated rent: $3,909 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$821
• Net cashflow: $1,464

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,626	-5% $1,545	+0% $1,464	+5% $1,383	+10% $1,301
Rent	-10% $1,155	-5% $1,309	+0% $1,464	+5% $1,618	+10% $1,773
Rate	-1.0pp $1,582	-0.5pp $1,524	base $1,464	+0.5pp $1,403	+1.0pp $1,341

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19282 Salmon Ln Huntington Beach, CA	2.0	1.0	896	$4,500	$5.02	3d	1	0.26mi
19775 Cambridge Ln Huntington Beach, CA	3.0	2.5	1122	$3,495	$3.11	0d	1	0.72mi
9552 Bickley Dr #7 Huntington Beach, CA	3.0	1.5	1100	$3,500	$3.18	0d	1	0.75mi
19132 Magnolia St Huntington Beach, CA	1.0–2.0	1.0–2.0	920	$2,945	$3.20	0d	6	0.76mi
19822 Brookhurst St Huntington Beach, CA	1.0–2.0	1.0	912	$3,200	$3.51	0d	1	0.80mi
10107 Holburn Dr Huntington Beach, CA	3.0	1.5	1122	$3,500	$3.12	0d	1	0.81mi
9582 Pettswood Dr Huntington Beach, CA	3.0	1.5	1178	$3,700	$3.14	20d	1	0.82mi
9582 Pettswood Dr Huntington Beach, CA	3.0	1.5	1174	$3,700	$3.15	18d	1	0.82mi
9595 Toucan Ave Fountain Valley, CA	3.0	2.5	1548	$4,200	$2.71	18d	1	0.83mi
18236 Sanmian Ct Fountain Valley, CA	3.0	3.0	1690	$4,100	$2.43	23d	1	0.85mi
19343 McLaren Ln Huntington Beach, CA	3.0	2.0	1654	$4,000	$2.42	25d	1	0.86mi
9727 Adams Ave Huntington Beach, CA	3.0	2.5	1122	$3,300	$2.94	0d	1	0.92mi
10172 Ascot Cir Huntington Beach, CA	3.0	1.5	1122	$4,500	$4.01	0d	1	0.97mi
18229 Olympic Ct Fountain Valley, CA	3.0	2.0	1144	$4,300	$3.76	0d	1	0.98mi
18131 S 3rd St Fountain Valley, CA	3.0	2.0	1254	$5,000	$3.99	0d	1	1.19mi
20152 Harbor Isle Ln Huntington Beach, CA	3.0	1.0	965	$10,000	$10.36	22d	1	1.27mi
9213 El Tango Cir Fountain Valley, CA	3.0	3.0	1670	$4,800	$2.87	0d	1	1.36mi
10636 La Perla Ave Unit A Fountain Valley, CA	2.0	2.0	935	$3,150	$3.37	0d	1	1.37mi
9891 Hot Springs Dr Huntington Beach, CA	3.0	2.0	1494	$7,000	$4.69	0d	1	1.40mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	16d	1	1.40mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	18d	1	1.40mi
1803 Iowa St Costa Mesa, CA	3.0	2.0	1550	$4,300	$2.77	22d	1	1.43mi
8579 Volga River Cir Fountain Valley, CA	3.0	2.0	1425	$3,500	$2.46	25d	1	1.46mi

Listing history 30 events

1. 2026-06-21
   days on market $235,000 Active 88 DOM
2. 2026-06-18
   days on market $235,000 Active 85 DOM
3. 2026-06-17
   days on market $235,000 Active 84 DOM
4. 2026-06-16
   days on market $235,000 Active 83 DOM
5. 2026-06-15
   days on market $235,000 Active 82 DOM
6. 2026-06-13
   days on market $235,000 Active 80 DOM
7. 2026-06-13
   days on market $235,000 Active 79 DOM
8. 2026-06-09
   days on market $235,000 Active 76 DOM
9. 2026-06-08
   days on market $235,000 Active 75 DOM
10. 2026-06-07
    days on market $235,000 Active 74 DOM
11. 2026-06-04
    days on market $235,000 Active 71 DOM
12. 2026-06-03
    days on market $235,000 Active 70 DOM
13. 2026-06-02
    days on market $235,000 Active 69 DOM
14. 2026-06-01
    days on market $235,000 Active 68 DOM
15. 2026-05-31
    days on market $235,000 Active 67 DOM
16. 2026-05-22
    price $235,000
17. 2026-04-23
    price $249,000
18. 2026-03-25
    listed $259,000 Active
19. 2022-06-01
    soldstatus $185,000 Closed Sale 205-char remark

    Show marketing remark (205 chars)

    2 Bedroom 2 Bath * * * Living room & Separate family room * * * Wood Flooring * * * HUGE Porch * * * Private Patio * * * Extra Wide Driveway * * * CHECKOUT THIS HUGE SHED !!!!

20. 2022-05-23
    status Active
21. 2022-05-12
    status Pending Sale 205-char remark

    Show marketing remark (205 chars)

    2 Bedroom 2 Bath * * * Living room & Separate family room * * * Wood Flooring * * * HUGE Porch * * * Private Patio * * * Extra Wide Driveway * * * CHECKOUT THIS HUGE SHED !!!!

22. 2022-05-04
    listed $194,900 Active 205-char remark

    Show marketing remark (205 chars)

    2 Bedroom 2 Bath * * * Living room & Separate family room * * * Wood Flooring * * * HUGE Porch * * * Private Patio * * * Extra Wide Driveway * * * CHECKOUT THIS HUGE SHED !!!!

23. 2022-04-30
    historical
24. 2022-04-30
    historical
25. 2022-03-13
    price $194,900
26. 2022-01-30
    listed $209,900 Active
27. 2014-06-22
    historical
28. 2014-05-14
    status Active
29. 2014-04-13
    historical Hold
30. 2014-04-09
    listed $127,350 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 5/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,904
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,752
• − Management: −$3,752
• − Depreciation: −$6,836
• Taxable income: $14,699
• Est. tax owed @ 24.0%: −$3,528
• After-tax cash flow: $14,038/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

+84.5% since first listed

15 events — show timeline

• 2026-05-22 Price Changed $235,000 CRMLS
• 2026-04-23 Price Changed $249,000 CRMLS
• 2026-03-25 Listed $259,000 CRMLS
• 2022-06-01 Sold (MLS) $185,000 CRMLS
• 2022-05-23 Relisted — CRMLS
• 2022-05-12 Pending — CRMLS
• 2022-05-04 Listed $194,900 CRMLS
• 2022-04-30 Listing Removed — CRMLS
• 2022-04-30 Listing Removed — CRMLS
• 2022-03-13 Price Changed $194,900 CRMLS
• 2022-01-30 Listed $209,900 CRMLS
• 2014-06-22 Listing Removed — CRMLS
• 2014-05-14 Relisted — CRMLS
• 2014-04-13 Delisted — CRMLS
• 2014-04-09 Listed $127,350 CRMLS

Property tax history

-9.6%/yr

Latest (2025): $49 · -0.4% YoY. Source: county tax records.