80 Huntington #701 · Huntington Beach, CA 92648

$159,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 152 Days on market

Built 1979 2,569 sqft lot Est $115k · 39% over

---

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 +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is only a 2 min walk to the Famous Huntington Beach ocean, pier and downtown shops. It is a 2 bedroom and 2 bath. It however needs major fixing up, but with some TLC it can be your dream beach home! Priced has been reduced $10,000 because there is no flooring in home. Space rent is approximately $3,000 a month, and that includes the parks private pool, jacuzzi, clubhouse and park maintenance. Make your dream beach house come true!!!!

Key facts

• Fully remodeled
• Upgraded new kitchen
• 2,569 sq ft lot

Tags

• FULLY REMODELED
• UPGRADED NEW KITCHEN
• LUXURY PRIMARY BATHROOM
• PET-FRIENDLY COMMUNITY
• CONVENIENT ACCESS TO SHOPPING

Property features AI

Finance

• Other: Number of pads: 2; Pets allowed with size/number limits, breed restrictions; dogs and cats OK
• Financial info: Rent/land lease listed as $2,999 monthly (land lease); Rent includes pool
• HOA & community: Park amenities include dog park, curbs and sidewalks; Manager approval required; Land lease (park) monthly

Exterior

• Parking: Covered parking; Parking available in Surf City Cottages park
• Security: Carbon monoxide detectors; Smoke detectors; Resident manager
• Utilities: Natural gas connected; Electricity connected; Water connected (District/Public); Sewer connected (public and private sewer listed); Cable available; Telephone not available
• Home design: Single-story unit; Entry level: 1; Mobile home 'Skyline' model remains on site; Turnkey condition; Walk score of 83; Access via city streets and private road
• Construction: Aluminum siding; Drywall interior walls; Pillar/post/pier foundation with pier jacks; Other roof type
• Exterior features: Awning; Rain gutters; Covered deck/patio; Covered patio; Community and private in-ground pool; Has patio

Interior

• Kitchen: Kitchen open to family room; Quartz counters; Remodeled kitchen; Kitchen island
• Bedrooms: All bedrooms on main level; Main floor bedroom(s)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Main floor full bath with shower; Quartz counters in bathrooms
• Heating & cooling: Standard electric
• Interior features: Quartz counters throughout; Unfurnished; High (9+ ft) ceilings; Ceiling fan; Living room deck attached; Recessed lighting; Open floor plan; Double pane windows; Two or more access exits; Entry at the front
• Laundry & utility: In-unit laundry room; Gas dryer hookup; Laundry inside (individual room)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.3% 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-; 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.
• Zoned schools: John R. Peterson Elementary (489 students, 43% FRL); Ethel Dwyer Middle (995 students, 27% FRL); Huntington Beach High (math 72% / reading 87%, grade A-, #45 of 1,170 statewide, top 4%, 2,807 students, 32% FRL).
• Market conditions: Rents rising (+2.8%/yr); 137 active listings in the ZIP; 40 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 41% of the median local income ($130k/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 + 2.8% rent growth), your $45k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $160k implies a 433% gain — meaningful room to come down on a strong offer.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.77% ✓
• Cap rate: 24.27%
• Cash-on-cash: 64.19%
• DSCR: 3.86
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $115,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Huntington St #701	0.00mi	2/2.0 (-1)	1,152 (0%)	10mo	$30,000	$26	86
80 Huntington St #646	0.06mi	2/2.0 (-1)	1,152 (0%)	10mo	$115,000	$100	84
80 Huntington #630	0.02mi	3/2.0	1,251 (+9%)	2mo	$295,000	$236	83
80 Huntington St #707	0.06mi	2/2.0 (-1)	1,040 (-10%)	1mo	$50,000	$48	75
80 Huntington #372	0.02mi	2/2.0 (-1)	1,272 (+10%)	7mo	$73,000	$57	71
20701 Beach Blvd #30	0.51mi	3/2.0	1,197 (+4%)	2mo	$180,000	$150	68
80 Huntington St #514	0.17mi	2/2.0 (-1)	1,040 (-10%)	8mo	$58,000	$56	65
80 Huntington St #362	0.05mi	2/2.0 (-1)	1,000 (-13%)	12mo	$100,000	$100	60
20701 Beach Blvd #45	0.44mi	2/2.0 (-1)	1,120 (-3%)	14mo	$199,900	$178	58
80 Huntington St #606	0.07mi	2/2.0 (-1)	1,251 (+9%)	24mo	$220,000	$176	58
20701 Beach Blvd #214	0.46mi	2/2.0 (-1)	1,120 (-3%)	15mo	$199,900	$178	56
80 Huntington St #418	0.14mi	2/2.0 (-1)	1,040 (-10%)	19mo	$100,000	$96	56

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 63.0%
• Equity multiple: 3.81×
• Total profit: $125,714
• Equity at exit: $23,842

10-year hold

• IRR: 67.4%
• Equity multiple: 7.75×
• Total profit: $302,158
• Equity at exit: $13,825

Cash invested: $44,772 (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 92648

• Rents YoY: 2.8%
• Active inventory: 137
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $4,430 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$930
• Net cashflow: $2,395

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 41%

Sensitivity live

Price	-10% $2,505	-5% $2,450	+0% $2,395	+5% $2,340	+10% $2,284
Rent	-10% $2,045	-5% $2,220	+0% $2,395	+5% $2,570	+10% $2,745
Rate	-1.0pp $2,475	-0.5pp $2,436	base $2,395	+0.5pp $2,354	+1.0pp $2,311

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$7,979	$7.01	0d	26	0.20mi
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,654	$4.03	0d	3	0.23mi
7623 Bay Dr #103 Huntington Beach, CA	2.0	1.0	968	$3,200	$3.31	0d	1	0.33mi
227 1st St Unit 3 Huntington Beach, CA	2.0	2.0	1050	$7,000	$6.67	20d	1	0.33mi
7946 Waterfall Cir Huntington Beach, CA	2.0	2.5	1439	$4,500	$3.13	0d	1	0.34mi
21270 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	679	$3,537	$5.21	0d	13	0.38mi
310 Lake St #310 Huntington Beach, CA	2.0	2.0	1160	$3,350	$2.89	0d	1	0.38mi
200 Pacific Coast Hwy Huntington Beach, CA	2.0	2.0–2.5	1299	$4,575	$3.52	17d	2	0.42mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,500	$4.23	0d	2	0.42mi
8121 Foxhall Dr Huntington Beach, CA	3.0	1.5	1296	$4,950	$3.82	0d	1	0.46mi
420 Lake St #101 Huntington Beach, CA	2.0	2.0	1023	$4,000	$3.91	21d	1	0.48mi
430 Lake St #202 Huntington Beach, CA	2.0	2.0	1023	$3,850	$3.76	20d	1	0.50mi
509 Delaware St Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	0d	1	0.53mi
509 Delaware St Unit A Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	3d	1	0.53mi
224 Frankfort Ave Huntington Beach, CA	2.0	1.0	925	$3,750	$4.05	0d	1	0.56mi
8216 Foxhall Dr Huntington Beach, CA	4.0	2.5	1482	$5,195	$3.51	4d	1	0.57mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	17d	1	0.64mi
711 Pacific Coast Hwy Huntington Beach, CA	1.0–3.0	1.0–2.0	1089	$9,500	$8.72	0d	3	0.73mi
711 Pacific Coast Hwy #325 Huntington Beach, CA	2.0	1.0	968	$9,500	$9.81	0d	1	0.73mi
626 Lake St #54 Huntington Beach, CA	3.0	3.0	1400	$3,895	$2.78	25d	1	0.74mi
820 Geneva Ave Unit B Huntington Beach, CA	2.0	1.0	750	$3,200	$4.27	26d	1	0.74mi
8450 Atlanta Ave Huntington Beach, CA	1.0–2.0	1.0	791	$2,845	$3.59	0d	9	0.79mi
8461 Lomond Dr Huntington Beach, CA	3.0	1.0	950	$3,800	$4.00	12d	1	0.80mi
1008 England St Huntington Beach, CA	3.0	2.0	1200	$4,500	$3.75	0d	1	0.85mi
21851 Newland St #104 Huntington Beach, CA	3.0	2.0	1248	$4,000	$3.21	18d	1	0.86mi
220 12th St Unit 17 Huntington Beach, CA	2.0	1.0	800	$2,695	$3.37	12d	1	0.96mi
220 12th St Unit 17 Huntington Beach, CA	2.0	1.0	800	$2,695	$3.37	8d	1	0.96mi
8302 Indianapolis Ave Huntington Beach, CA	3.0	2.0	1045	$4,450	$4.26	21d	1	0.98mi
20301 Bluffside Cir Unit D110 Huntington Beach, CA	2.0	2.0	1101	$5,250	$4.77	0d	1	1.02mi
311 Memphis Ave Huntington Beach, CA	2.0	1.0	820	$2,595	$3.16	0d	1	1.02mi
403 Memphis Ave Unit 2 Huntington Beach, CA	2.0	1.0	900	$2,500	$2.78	21d	1	1.02mi
402 13th St Unit A-D Huntington Beach, CA	2.0	1.0	950	$2,995	$3.15	0d	1	1.03mi
414 13th St Unit C Huntington Beach, CA	2.0	1.0	995	$3,100	$3.12	3d	1	1.04mi
422 13th St Unit D Huntington Beach, CA	2.0	1.0	950	$3,200	$3.37	18d	1	1.04mi
422 13th St Unit A-D Huntington Beach, CA	2.0	1.0	950	$2,995	$3.15	0d	1	1.04mi
308 Nashville Ave Huntington Beach, CA	2.0	1.0	1000	$3,116	$3.12	0d	1	1.05mi
1315 Alabama St Huntington Beach, CA	3.0	2.0	1236	$7,500	$6.07	0d	1	1.05mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	0d	1	1.08mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	12d	1	1.08mi
20321 Tidepool Cir Unit 105 Huntington Beach, CA	2.0	2.0	1104	$3,700	$3.35	0d	1	1.08mi

Listing history 22 events

1. 2026-06-18
   days on market $159,900 Active 152 DOM
2. 2026-06-17
   days on market $159,900 Active 151 DOM
3. 2026-06-16
   days on market $159,900 Active 150 DOM
4. 2026-06-15
   days on market $159,900 Active 149 DOM
5. 2026-06-13
   days on market $159,900 Active 147 DOM
6. 2026-06-13
   days on market $159,900 Active 146 DOM
7. 2026-06-09
   days on market $159,900 Active 143 DOM
8. 2026-06-08
   days on market $159,900 Active 142 DOM
9. 2026-06-07
   days on market $159,900 Active 141 DOM
10. 2026-06-04
    days on market $159,900 Active 138 DOM
11. 2026-06-03
    days on market $159,900 Active 137 DOM
12. 2026-06-02
    days on market $159,900 Active 136 DOM
13. 2026-06-01
    days on market $159,900 Active 135 DOM
14. 2026-05-31
    days on market $159,900 Active 134 DOM
15. 2026-05-20
    price $164,000
16. 2026-01-17
    listed $169,000 Active
17. 2026-01-08
    historical
18. 2026-01-03
    listed $206,208 Active
19. 2025-08-07
    soldstatus $30,000 Closed Sale 447-char remark

    Show marketing remark (447 chars)

    This home is only a 2 min walk to the Famous Huntington Beach ocean, pier and downtown shops. It is a 2 bedroom and 2 bath. It however needs major fixing up, but with some TLC it can be your dream beach home! Priced has been reduced $10,000 because there is no flooring in home. Space rent is approximately $3,000 a month, and that includes the parks private pool, jacuzzi, clubhouse and park maintenance. Make your dream beach house come true!!!!

20. 2025-07-13
    status Pending Sale 447-char remark

    Show marketing remark (447 chars)

    This home is only a 2 min walk to the Famous Huntington Beach ocean, pier and downtown shops. It is a 2 bedroom and 2 bath. It however needs major fixing up, but with some TLC it can be your dream beach home! Priced has been reduced $10,000 because there is no flooring in home. Space rent is approximately $3,000 a month, and that includes the parks private pool, jacuzzi, clubhouse and park maintenance. Make your dream beach house come true!!!!

21. 2025-06-17
    price $44,900 447-char remark

    Show marketing remark (447 chars)

    This home is only a 2 min walk to the Famous Huntington Beach ocean, pier and downtown shops. It is a 2 bedroom and 2 bath. It however needs major fixing up, but with some TLC it can be your dream beach home! Priced has been reduced $10,000 because there is no flooring in home. Space rent is approximately $3,000 a month, and that includes the parks private pool, jacuzzi, clubhouse and park maintenance. Make your dream beach house come true!!!!

22. 2025-06-04
    listed $49,900 Active 447-char remark

    Show marketing remark (447 chars)

    This home is only a 2 min walk to the Famous Huntington Beach ocean, pier and downtown shops. It is a 2 bedroom and 2 bath. It however needs major fixing up, but with some TLC it can be your dream beach home! Priced has been reduced $10,000 because there is no flooring in home. Space rent is approximately $3,000 a month, and that includes the parks private pool, jacuzzi, clubhouse and park maintenance. Make your dream beach house come true!!!!

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

Taxation est. · year 1

• Rental income: $53,164
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$4,253
• − Management: −$4,253
• − Depreciation: −$4,652
• Taxable income: $27,852
• Est. tax owed @ 24.0%: −$6,684
• After-tax cash flow: $22,055/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): 45,827
• Household income: $130,164
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 2957.0

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% Two or more races 14% Asian 11%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Italian 3% Scotch-Irish 3%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 3% Other Indo-European 3%

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: ▼ -797.90%
• Current HPI: 381.1587
• Rent YoY: ▲ 2.78%
• 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

+228.7% since first listed

8 events — show timeline

• 2026-05-20 Price Changed $164,000 CRMLS
• 2026-01-17 Listed $169,000 CRMLS
• 2026-01-08 Listing Removed — CRMLS
• 2026-01-03 Listed $206,208 CRMLS
• 2025-08-07 Sold (MLS) $30,000 CRMLS
• 2025-07-13 Pending — CRMLS
• 2025-06-17 Price Changed $44,900 CRMLS
• 2025-06-04 Listed $49,900 CRMLS

Property tax history

-22.7%/yr

Latest (2025): $1 · +0.0% YoY. Source: county tax records.