411 Gold Finch Ln · Fountain Valley, CA 92708

$248,000

3 bd · 2.0 ba · 1,506 sqft · Manufactured · 73 Days on market

Built 2005 19 ac lot Est $179k · 38% 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
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2006 1539 sq ft!!! 3 Bedrooms/2 Bath Concrete Siding Close to the Clubhouse Brick Skirting Concrete Driveway Hardwood Maple Cabinets Ceramic Tile Flooring Custom Kitchen Open & Split Floorplan Move In Ready All Drywall w/ Skylights 55+ Park Clubhouse Heated Pool/Spa 2 Small Pets Okay Walking in Park Space Rent is $1325 must have provable income 3 x the rent and very good credit

Key facts

• 18.59 acre lot
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $248k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $248k).
• Recommended offer: $233k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 2.0% in Fountain Valley — 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 64/100 on livability (#403 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, schools A, crime B; Watch: commute F, 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 (+3.1%/yr); 57 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• At $4,416/mo this rent would consume 46% of the median local household income ($115k/yr) (locally 1924% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 3.1% rent growth), your $69k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago 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.
• Current owner paid $160k; list at $248k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 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?
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: 1.78% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.66%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $179,214
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Gold Finch Ln	0.00mi	3/2.0	1,506 (0%)	1mo	$240,000	$159	99
310 Magpie	0.10mi	3/2.0	1,440 (-4%)	2mo	$195,000	$135	86
209 Road Runner	0.25mi	3/2.0	1,512 (+0%)	2mo	$165,000	$109	86
715 Catalpa Ln	0.05mi	2/2.0 (-1)	1,440 (-4%)	6mo	$125,000	$87	80
108 Pigeon Ln	0.34mi	3/2.0	1,512 (+0%)	5mo	$170,000	$112	79
203 Parrot Ln	0.28mi	3/2.0	1,440 (-4%)	8mo	$170,000	$118	73
105 Crow Ln	0.32mi	3/2.0	1,566 (+4%)	9mo	$212,000	$135	71
138 Sumac	0.26mi	4/2.0 (+1)	1,566 (+4%)	6mo	$225,000	$144	71
201 Road Runner	0.28mi	3/2.0	1,344 (-11%)	3mo	$87,000	$65	66
101 Myna Ln	0.09mi	2/2.0 (-1)	1,334 (-11%)	8mo	$159,000	$119	65
127 Sumac Ln	0.28mi	4/2.0 (+1)	1,674 (+11%)	6mo	$180,000	$108	58
101 Parrot Ln	0.36mi	3/2.0	1,724 (+14%)	3mo	$207,000	$120	57

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.06×
• Total profit: $73,425
• Equity at exit: $36,978

10-year hold

• IRR: 33.3%
• Equity multiple: 4.05×
• Total profit: $211,924
• Equity at exit: $21,443

Cash invested: $69,440 (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 92708

• Rents YoY: 3.1%
• Active inventory: 57
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $4,416 high
• Mortgage (P&I): −$1,301
• Tax est. 1.5%: −$310 /mo · $3,720/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$927
• Net cashflow: $1,774

Break-even live

Break-even rent $2,169

Max offer price $248,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,946	-5% $1,860	+0% $1,774	+5% $1,689	+10% $1,603
Rent	-10% $1,426	-5% $1,600	+0% $1,774	+5% $1,949	+10% $2,123
Rate	-1.0pp $1,899	-0.5pp $1,837	base $1,774	+0.5pp $1,710	+1.0pp $1,645

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9595 Toucan Ave Fountain Valley, CA	3.0	2.5	1548	$4,200	$2.71	17d	1	0.10mi
18236 Sanmian Ct Fountain Valley, CA	3.0	3.0	1690	$4,100	$2.43	22d	1	0.19mi
9704 Lark Cir Fountain Valley, CA	4.0	2.5	1528	$4,600	$3.01	22d	1	0.30mi
9213 El Tango Cir Fountain Valley, CA	3.0	3.0	1670	$4,800	$2.87	2d	1	0.50mi
18131 S 3rd St Fountain Valley, CA	3.0	2.0	1254	$5,000	$3.99	2d	1	0.53mi
17698 Locust St Fountain Valley, CA	4.0	2.0	2014	$7,000	$3.48	3d	1	0.54mi
18229 Olympic Ct Fountain Valley, CA	3.0	2.0	1144	$4,300	$3.76	2d	1	0.72mi
9580 El Rey Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	908	$3,469	$3.82	2d	10	0.74mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	16d	1	0.75mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	17d	1	0.75mi
8579 Volga River Cir Fountain Valley, CA	3.0	2.0	1425	$3,500	$2.46	24d	1	1.03mi
10441 Slater Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	911	$3,167	$3.48	2d	23	1.10mi
18091 Newland St Huntington Beach, CA	4.0	2.0	1200	$5,950	$4.96	2d	1	1.13mi
17025 Buttonwood St Fountain Valley, CA	3.0	2.0	1805	$4,999	$2.77	11d	1	1.16mi
9021 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1818	$5,750	$3.16	2d	1	1.16mi
9022 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1868	$4,995	$2.67	25d	1	1.19mi
18341 Gum Tree Ln Huntington Beach, CA	3.0	2.5	1658	$4,500	$2.71	3d	1	1.22mi
19343 McLaren Ln Huntington Beach, CA	3.0	2.0	1654	$4,000	$2.42	24d	1	1.33mi
17442 Jefferson Ln Huntington Beach, CA	4.0	3.0	2064	$5,300	$2.57	15d	1	1.48mi
16708 Redwood St Fountain Valley, CA	4.0	4.0	1838	$7,500	$4.08	3d	1	1.48mi
9111 Warfield Dr Huntington Beach, CA	4.0	2.5	1812	$5,500	$3.04	24d	1	1.49mi

Listing history 7 events

1. 2026-04-23
   status Pending
2. 2026-02-10
   listed $248,000 Active
3. 2026-02-10
   historical $248,000
4. 2020-08-27
   soldstatus $160,000 Closed Sale 405-char remark

   Show marketing remark (405 chars)

   2006 1539 sq ft!!! 3 Bedrooms/2 Bath Concrete Siding Close to the Clubhouse Brick Skirting Concrete Driveway Hardwood Maple Cabinets Ceramic Tile Flooring Custom Kitchen Open & Split Floorplan Move In Ready All Drywall w/ Skylights 55+ Park Clubhouse Heated Pool/Spa 2 Small Pets Okay Walking in Park Space Rent is $1325 must have provable income 3 x the rent and very good credit

5. 2020-08-14
   status Pending Sale 405-char remark

   Show marketing remark (405 chars)

   2006 1539 sq ft!!! 3 Bedrooms/2 Bath Concrete Siding Close to the Clubhouse Brick Skirting Concrete Driveway Hardwood Maple Cabinets Ceramic Tile Flooring Custom Kitchen Open & Split Floorplan Move In Ready All Drywall w/ Skylights 55+ Park Clubhouse Heated Pool/Spa 2 Small Pets Okay Walking in Park Space Rent is $1325 must have provable income 3 x the rent and very good credit

6. 2020-07-30
   historical Active Under Contract 405-char remark

   Show marketing remark (405 chars)

   2006 1539 sq ft!!! 3 Bedrooms/2 Bath Concrete Siding Close to the Clubhouse Brick Skirting Concrete Driveway Hardwood Maple Cabinets Ceramic Tile Flooring Custom Kitchen Open & Split Floorplan Move In Ready All Drywall w/ Skylights 55+ Park Clubhouse Heated Pool/Spa 2 Small Pets Okay Walking in Park Space Rent is $1325 must have provable income 3 x the rent and very good credit

7. 2020-06-27
   listed $165,000 Active 405-char remark

   Show marketing remark (405 chars)

   2006 1539 sq ft!!! 3 Bedrooms/2 Bath Concrete Siding Close to the Clubhouse Brick Skirting Concrete Driveway Hardwood Maple Cabinets Ceramic Tile Flooring Custom Kitchen Open & Split Floorplan Move In Ready All Drywall w/ Skylights 55+ Park Clubhouse Heated Pool/Spa 2 Small Pets Okay Walking in Park Space Rent is $1325 must have provable income 3 x the rent and very good credit

ⓘ 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 3/10 Moderate FEMA zone X · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥86°F today · 24 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: $52,986
• − Mortgage interest: −$13,892
• − Property taxes: −$3,720
• − Insurance: −$1,240
• − Repairs & maintenance: −$4,239
• − Management: −$4,239
• − Depreciation: −$7,215
• Taxable income: $18,442
• Est. tax owed @ 24.0%: −$4,426
• After-tax cash flow: $16,867/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 — Fountain Valley

• Score: 64/100
• State rank: #403
• US rank: #13744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountain Valley, CA
• County: Orange County · 3,096,323 people
• City population: 56,258
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 56,258
• Household income: $115,237
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1924.0

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% Asian 37% Hispanic / Latino 17% Two or more races 13% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 32% · Vietnam, Canada, China
• Languages at home: 54% English-only · Vietnamese 22% Spanish 10% Arabic 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: ▼ -928.61%
• Current HPI: 462.4337
• Rent YoY: ▲ 3.12%
• 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

+50.3% since first listed

7 events — show timeline

• 2026-04-23 Pending — TheMLS
• 2026-02-10 Listed $248,000 TheMLS
• 2026-02-10 Coming Soon $248,000 TheMLS
• 2020-08-27 Sold (MLS) $160,000 CRMLS
• 2020-08-14 Pending — CRMLS
• 2020-07-30 Contingent — CRMLS
• 2020-06-27 Listed $165,000 CRMLS

Property tax history

-4.8%/yr

Latest (2024): $430 · +0.0% YoY. Source: county tax records.