16222 Monterey Ln #141 · Huntington Beach, CA 92649

$399,500

2 bd · 2.5 ba · 1,620 sqft · Manufactured · 5 Days on market

Built 2017 Est $314k · 27% 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 +22.5/30.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +5.5/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Rancho Del Rey Gem With Dual Primary Suites & Sunroom! No stone is left unturned in this beautifully maintained Rancho Del Rey treasure. From the moment you arrive, the home welcomes you with a spacious front porch wrapped in Trex decking, creating the perfect spot to relax and enjoy the neighborhood’s peaceful charm and prime park-side location. Step inside to an inviting layout filled with natural light, laminate flooring throughout, and vinyl blinds that add a clean, modern touch. The family room captures refreshing ocean breezes through its generous windows and features built-in cabinetry and a cozy fireplace for year-round comfort. The oversized kitchen is a true

Key facts

• Quartz countertops
• Front porch
• Sunroom

Tags

• DUAL PRIMARY SUITES
• SUNROOM
• FRONT PORCH
• KITCHEN ISLAND
• UTILITY SINK
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Directions available from Bolsa Chica Ave.; present business card to security attendant
• Financial info: Monthly land lease (park rent) applies
• HOA & community: Senior community; Suburban community amenities including clubhouse and pool; Park name: Rancho Del Rey; Manager approval required for residency; Pets allowed with size and number limits

Exterior

• Parking: Attached carport for 2 vehicles
• Security: Gated community with attendant/guard and automatic gate; Card/code access; Resident manager on site
• Utilities: Public/district water (water connected); Public sewer (sewer connected); Natural gas connected; Electricity connected (standard service)
• Home design: Single-story (one level); Entry at front door; Mobile home model: SUN RID; Mobile home remains on site; Accessibility features including 32-inch (or wider) doors
• Construction: Composition roof; Hardboard exterior; Pillar/post/pier foundation; Year built reported by builder
• Exterior features: Front porch; Deck; Awning; Cement board skirting; Shed on property (1); Community in-ground heated gunite pool; Sprinkler system with timer; Close proximity to clubhouse

Interior

• Kitchen: Gas cooktop and gas range/oven; Built-in range; Refrigerator present; Dishwasher; Garbage disposal; Water line to refrigerator; Utility sink; Walk-in pantry; Self-closing cabinet doors and drawers; Quartz counters
• Bedrooms: All bedrooms on ground level
• Flooring: Laminated flooring
• Bathrooms: One full bathroom with separate tub and shower; One three-quarter bathroom; One half bathroom; Jetted tub; Exhaust fan(s); Linen closet and additional storage; Privacy toilet door
• Heating & cooling: Central cooling; Forced air heating with central furnace
• Interior features: Quartz counters throughout; Built-in shelving/storage; High ceilings (9+ feet) with cathedral/vaulted areas; Ceiling fan; Pantry; Open floor plan; Double-pane windows with blinds; Smoke and carbon monoxide detectors
• Laundry & utility: In-unit laundry room; Washer and dryer included; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath manufactured listed at $400k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Cap rate 8.3% 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-, schools B+; Watch: amenities C-, cost of living F, health & safety F.
• Ocean View (suburban): math 57% / reading 63% proficiency, ranked #207 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.2%/yr); 83 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 42% of the median local income ($123k/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 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $399,500

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 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?
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: 1.09% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $314,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16222 Monterey #178	0.09mi	3/2.0 (+1)	1,554 (-4%)	3mo	$369,900	$238	80
16222 Monterey Ln #285	0.09mi	3/2.0 (+1)	1,565 (-3%)	4mo	$280,000	$179	80
16222 Monterey Ln #371	0.09mi	3/2.0 (+1)	1,660 (+2%)	6mo	$360,000	$217	79
16222 Monterey Ln #376	0.09mi	2/2.0	1,700 (+5%)	12mo	$276,000	$162	76
16222 Monterey Ln #210	0.09mi	3/2.0 (+1)	1,500 (-7%)	5mo	$243,000	$162	73
16222 Monterey Ln #327	0.09mi	3/2.0 (+1)	1,440 (-11%)	1mo	$249,900	$174	70
16222 Monterey Ln #303	0.09mi	2/2.0	1,800 (+11%)	8mo	$348,400	$194	68
16222 Monterey Ln #107	0.09mi	2/2.0	1,795 (+11%)	10mo	$282,000	$157	68
16222 Monterey Ln #337	0.09mi	2/2.0	1,440 (-11%)	11mo	$160,000	$111	66
16222 Monterey Ln #151	0.09mi	3/2.0 (+1)	1,456 (-10%)	8mo	$292,000	$201	65
4382 Lahaina Dr	0.23mi	3/2.0 (+1)	1,785 (+10%)	5mo	$875,000	$490	62
16444 Bolsa Chica #42	0.72mi	3/2.0 (+1)	1,440 (-11%)	13mo	$325,000	$226	30

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-25,531
• Equity at exit: $59,567

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $18,547
• Equity at exit: $34,541

Cash invested: $111,860 (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 92649

• Rents YoY: 2.2%
• Active inventory: 83
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $4,344 high
• Mortgage (P&I): −$2,095
• Tax est. 1.5%: −$499 /mo · $5,992/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$912
• Net cashflow: $671

Break-even live

Break-even rent $3,495

Max offer price $399,500

Occupancy floor 80%

Sensitivity live

Price	-10% $947	-5% $809	+0% $671	+5% $533	+10% $395
Rent	-10% $328	-5% $499	+0% $671	+5% $843	+10% $1,014
Rate	-1.0pp $872	-0.5pp $773	base $671	+0.5pp $568	+1.0pp $462

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: $99,875
• Closing costs: $11,985
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4562 Heil Ave Unit 1 Huntington Beach, CA	3.0	2.0	1250	$3,750	$3.00	3d	1	0.35mi
16700 Saybrook Ln Huntington Beach, CA	1.0–2.0	1.0–2.0	1082	$3,670	$3.39	1d	10	0.43mi
16682 Dolores Ln Huntington Beach, CA	2.0	2.5	1700	$3,600	$2.12	10d	1	0.49mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	15d	1	0.55mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	1d	1	0.55mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	13d	1	0.55mi
3832 Montego Dr Huntington Beach, CA	3.0	2.5	1826	$5,900	$3.23	16d	1	0.55mi
4881 Kona Dr Unit A Huntington Beach, CA	3.0	2.5	1300	$3,295	$2.53	10d	1	0.57mi
16592 Jib Cir Unit B Huntington Beach, CA	3.0	2.5	1500	$4,300	$2.87	1d	1	0.74mi
16842 Hoskins Ln Unit A Huntington Beach, CA	3.0	2.0	1072	$3,195	$2.98	3d	1	0.77mi
5082 Edinger Ave Huntington Beach, CA	3.0	2.0	1278	$4,500	$3.52	1d	1	0.78mi
5141 Cheryl Dr Huntington Beach, CA	3.0	1.5	1120	$4,200	$3.75	16d	1	0.82mi
16941 Hoskins Ln Apt 1 Huntington Beach, CA	2.0	2.0	1255	$3,000	$2.39	21d	1	0.83mi
16795 Roosevelt Ln Unit C Huntington Beach, CA	3.0	2.0	1600	$3,900	$2.44	1d	1	0.92mi
3382 Tempe Dr Huntington Beach, CA	2.0	2.5	1658	$6,500	$3.92	1d	1	0.94mi
5192 Robinwood Dr Huntington Beach, CA	3.0	2.0	1232	$5,000	$4.06	1d	1	0.94mi
4021 Aladdin Dr Huntington Beach, CA	3.0	2.5	1496	$7,400	$4.95	1d	1	0.96mi
16082 Schryer Ln Huntington Beach, CA	3.0	2.0	1214	$8,000	$6.59	3d	1	0.96mi
3312 Tempe Dr Huntington Beach, CA	2.0	2.5	1658	$6,500	$3.92	4d	1	1.01mi
3299 Tempe Dr Huntington Beach, CA	3.0	3.0	1580	$5,950	$3.77	1d	1	1.03mi
16854 Bayview Dr Huntington Beach, CA	3.0	3.0	2056	$9,999	$4.86	3d	1	1.07mi
17181 S Pacific Ave Sunset Beach, CA	2.0	2.0	1422	$6,000	$4.22	12d	1	1.19mi
5681 Mangrum Dr Huntington Beach, CA	3.0	2.0	1132	$4,995	$4.41	1d	1	1.36mi
2872 Coast Cir #104 Huntington Beach, CA	2.0	2.0	1631	$5,200	$3.19	2d	1	1.39mi
16387 S Pacific Ave Unit 2 Sunset Beach, CA	3.0	2.0	1600	$8,000	$5.00	1d	1	1.44mi

Listing history 5 events

1. 2026-06-18
   days on market $399,500 Active 5 DOM
2. 2026-06-17
   days on market $399,500 Active 4 DOM
3. 2026-06-16
   days on market $399,500 Active 3 DOM
4. 2026-06-15
   remarks 689-char remark
5. 2026-06-15
   listed $399,500 Active 2 DOM

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,130
• − Mortgage interest: −$22,378
• − Property taxes: −$5,992
• − Insurance: −$1,998
• − Repairs & maintenance: −$4,170
• − Management: −$4,170
• − Depreciation: −$11,622
• Taxable income: $1,799
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $7,621/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: Ocean View
• NCES district ID: 0628140
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 63% ▼ -1.00%
• Median HH income: $77,469
• Composite: 55.3/100
• National rank: #2725
• State rank: #207 of 1400 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): 35,346
• Household income: $123,257
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1504.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 16% Two or more races 14% Asian 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 6% Other Asian/Pacific 3% Vietnamese 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: ▼ -1153.55%
• Current HPI: 330.6956
• Rent YoY: ▲ 2.17%
• 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

• 2026-06-13 Listed $399,500 CRMLS

Property tax history

-0.1%/yr

Latest (2017): $62 · +3.2% YoY. Source: county tax records.