None · Anaheim, CA 92801

$119,888

2 bd · 2.0 ba · 620 sqft · Manufactured · 28 Days on market

Built 1981 1.54 ac lot

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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
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 2-bedroom, 2-bath manufactured home offering approximately 620 sq ft of living space. Located in the Rancho La Palma Mobile Estates community, the property provides convenient access to shopping, dining, schools, and major freeways including the 5 and 91, making it an ideal location in North Anaheim.

Key facts

• Move-in ready
• Manufactured home
• Convenient access

Tags

• MOVE-IN READY
• MANUFACTURED HOME
• RANCHO LA PALMA MOBILE ESTATES
• CONVENIENT ACCESS
• NORTH ANAHEIM

Property features AI

Finance

• Other: Total units: 1; Parcel number listed; Living area source: other; Year built source: other; No ADU; Lot dimensions: estimated
• Financial info: Land lease: $15,000 (land lease applies)

Exterior

• Parking: Assigned parking
• Utilities: Standard electric service; Public/district water; Sewer: other
• Home design: Manufactured house; Attached property; One story; Turnkey condition
• Construction: No foundation details provided
• Exterior features: Has a patio; No pool; 0–1 unit/acre lot characteristic; Rural community setting; End unit with one shared wall; Has a view

Interior

• Kitchen: Built-in range; Eating area
• Bedrooms: All bedrooms on the main level; 2 main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Shower(s)
• Heating & cooling: Wall/window cooling
• Interior features: Laminate countertops; Single-level home; Lower entry
• Laundry & utility: No laundry facilities on site

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $932 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% 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.
• Anaheim Elementary (urban): math 25% / reading 25% proficiency, ranked #386 of 517 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% 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 1d 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 32% 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $118,089 (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 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?
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: 1.86% ✓
• Cap rate: 15.62%
• Cash-on-cash: 33.32%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.13% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 2.34×
• Total profit: $44,853
• Equity at exit: $17,876

10-year hold

• IRR: 39.3%
• Equity multiple: 5.07×
• Total profit: $136,548
• Equity at exit: $10,366

Cash invested: $33,569 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $932

Break-even live

Break-even rent $1,049

Max offer price $119,888

Occupancy floor 53%

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: $29,972
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 W La Palma Ave Unit 4 Anaheim, CA	1.0	1.0	650	$1,895	$2.92	3d	1	0.09mi
705 W Northgate Ln Anaheim, CA	1.0	1.0	475	$1,795	$3.78	15d	1	0.22mi
701 W Northgate Ln Unit 701-12 Anaheim, CA	1.0	1.0	475	$1,795	$3.78	1d	1	0.23mi
1200 N Robin St Anaheim, CA	1.0	1.0	650	$1,810	$2.78	1d	2	0.23mi
810 N Loara St Anaheim, CA	1.0–2.0	1.0–2.0	820	$2,610	$3.18	1d	6	0.46mi
1501 S Highland Ave Unit 1401O Fullerton, CA	1.0	1.0	550	$2,130	$3.87	1d	1	0.50mi
1501 S Highland Ave Unit 1381Q Fullerton, CA	1.0	1.0	550	$2,350	$4.27	1d	1	0.50mi
1501 S Highland Ave Unit 1521H Fullerton, CA	1.0	1.0	650	$2,435	$3.75	10d	1	0.50mi
1501 S Highland Ave Unit 1381N Fullerton, CA	1.0	1.0	550	$2,110	$3.84	3d	1	0.50mi
1501 S Highland Ave Unit 1401B Fullerton, CA	1.0	1.0	550	$2,215	$4.03	21d	1	0.50mi
1501 S Highland Ave Unit 1351N Fullerton, CA	1.0	1.0	550	$2,210	$4.02	1d	1	0.50mi
1501 S Highland Ave Unit 1421L Fullerton, CA	1.0	1.0	550	$2,160	$3.93	24d	1	0.50mi
1501 S Highland Ave Unit 1351E Fullerton, CA	1.0	1.0	550	$2,225	$4.05	1d	1	0.50mi
1480 S Highland Ave Fullerton, CA	2.0	1.0–2.0	792	$3,110	$3.92	24d	4	0.59mi
1231 N Dresden Pl Unit 1225-12 Anaheim, CA	1.0	1.0	649	$1,950	$3.00	21d	1	0.71mi
1231 N Dresden Pl Anaheim, CA	1.0	1.0	586	$1,900	$3.24	1d	1	0.71mi
1231 N Dresden Pl Unit 1231-11 Anaheim, CA	1.0	1.0	586	$1,900	$3.24	1d	1	0.71mi
1237 N Dresden Pl Unit 1243-11 Anaheim, CA	1.0	1.0	586	$1,925	$3.28	6d	1	0.71mi
1237 N Dresden Pl Anaheim, CA	1.0	1.0	586	$1,950	$3.33	1d	1	0.71mi
1619 W Crescent Ave Anaheim, CA	2.0	1.0–2.0	727	$2,880	$3.96	1d	13	0.77mi
1311 S Highland Ave Fullerton, CA	1.0–2.0	1.0–2.0	826	$2,050	$2.48	1d	1	0.77mi
251 Orangefair Ave Fullerton, CA	2.0	1.0–2.0	966	$3,916	$4.05	1d	27	0.79mi
1750 W Romneya Dr Anaheim, CA	2.0	1.0–2.0	830	$2,700	$3.25	1d	1	0.84mi
140 W Hill Ave Fullerton, CA	1.0	1.0	468	$2,100	$4.49	1d	1	0.90mi
140 W Hill Ave Unit 035 Fullerton, CA	1.0	1.0	468	$1,875	$4.01	21d	1	0.90mi
420 N Loara St Anaheim, CA	1.0	1.0	685	$1,950	$2.85	1d	1	0.92mi
278 N Wilshire Ave Apt C12 Anaheim, CA	1.0	1.0	648	$1,995	$3.08	6d	1	0.94mi
1000 S Malden Ave Unit 10 Fullerton, CA	1.0	1.0	550	$1,800	$3.27	1d	1	0.95mi
213 N Helena St Anaheim, CA	1.0	1.0	650	$1,975	$3.04	1d	1	1.00mi
200 N Wilshire Ave Anaheim, CA	1.0	1.0	650	$2,000	$3.08	1d	5	1.01mi
622 N Olive St Unit A Anaheim, CA	1.0	1.0	640	$2,100	$3.28	1d	1	1.05mi
255 N Anaheim Blvd Anaheim, CA	1.0	1.0	778	$3,202	$4.11	1d	5	1.10mi
1000 E La Palma Ave Anaheim, CA	1.0–2.0	1.0–2.0	806	$2,470	$3.06	1d	1	1.16mi
200 S Citron St Anaheim, CA	1.0	1.0	552	$2,195	$3.98	1d	2	1.16mi
1600 W Lincoln Ave Anaheim, CA	3.0	1.0–2.0	1181	$4,117	$3.48	1d	25	1.20mi
603 N Chippewa Ave Anaheim, CA	1.0–2.0	1.0–2.0	871	$2,575	$2.95	1d	3	1.22mi
650 W Broadway Anaheim, CA	2.0	1.0–2.0	701	$2,933	$4.18	1d	5	1.23mi
142 W Valencia Dr Apt A Fullerton, CA	1.0	1.0	650	$1,795	$2.76	1d	1	1.25mi
184 W Center Street Promenade Anaheim, CA	1.0	1.0	817	$2,761	$3.38	1d	7	1.27mi
320 W Truslow Ave Unit D Fullerton, CA	1.0	1.0	600	$3,000	$5.00	1d	1	1.32mi

Listing history 16 events

1. 2026-06-18
   days on market $119,888 Active 28 DOM
2. 2026-06-17
   price $119,888 Active 27 DOM
3. 2026-06-17
   days on market $125,000 Active 27 DOM
4. 2026-06-16
   days on market $125,000 Active 26 DOM
5. 2026-06-15
   days on market $125,000 Active 25 DOM
6. 2026-06-13
   days on market $125,000 Active 23 DOM
7. 2026-06-13
   days on market $125,000 Active 22 DOM
8. 2026-06-09
   days on market $125,000 Active 19 DOM
9. 2026-06-08
   days on market $125,000 Active 18 DOM
10. 2026-06-07
    days on market $125,000 Active 17 DOM
11. 2026-06-04
    days on market $125,000 Active 14 DOM
12. 2026-06-03
    days on market $125,000 Active 13 DOM
13. 2026-06-02
    days on market $125,000 Active 12 DOM
14. 2026-06-01
    days on market $125,000 Active 11 DOM
15. 2026-05-31
    days on market $125,000 Active 10 DOM
16. 2026-05-21
    listed $125,000 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 X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥92°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,744
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$599
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$3,488
• Taxable income: $9,864
• Est. tax owed @ 24.0%: −$2,367
• After-tax cash flow: $8,818/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: Anaheim Elementary
• NCES district ID: 0602610
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $55,235
• Composite: 22.56/100
• National rank: #8078
• State rank: #386 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

1 event — show timeline

• 2026-05-21 Listed $125,000 CRMLS

Property tax history

-2.2%/yr

Latest (2025): $36 · +3.4% YoY. Source: county tax records.