6741 Lincoln Ave #135 · Buena Park, CA 90620

$171,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 34 Days on market

Built 1975 Good condition Est $190k · 10% under

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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
• ARV discount +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Located within the welcoming Buena Villa Mobile Estates, a well-maintained community designed for comfortable, relaxed living. This home is an excellent fit for a senior buyer seeking a peaceful environment with a strong sense of neighborhood and ease of maintenance. What truly sets Buena Villa apart is its flexible occupancy policy. While it’s a senior-focused community, it allows a second occupant who can be 18 years or older—an uncommon and highly desirable feature for those who wish to live with a younger family member, caregiver, or companion. The surrounding area enhances the lifestyle even further. Buena Park offers convenient access to shopping centers, grocery stores, m

Key facts

• 3 parking spots
• Community pool
• Built 1975

Property features AI

Finance

• Other: Manager approval required for residency; Pets: contact manager/park for policy
• Financial info: Land lease applies
• HOA & community: Senior community; Park name: Buena Villa

Exterior

• Parking: Carport with 3 parking spaces; Located in Buena Villa park
• Utilities: Public sewer; District/Public water
• Home design: Mobile home (Viking model); Single-story; Mobile width approximately 24 ft and length approximately 60 ft; Mobile home remains in place
• Construction: Year built per builder source
• Exterior features: Community pool; Street lighting; Rural community setting; One shed on the property; 0–1 unit per acre lot characteristic

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: One-level home; Entry at ground level
• Laundry & utility: Washer hookup; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $171k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $171k).
• Recommended offer: $166k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 2.2% in Buena Park — 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 68/100 on livability (#300 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, amenities A; Watch: schools C-, health & safety D, cost of living F.
• Centralia Elementary (suburban): math 59% / reading 63% proficiency, ranked #213 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.3%/yr); 47 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).

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 + 1.3% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $165,870 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.80% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.38%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $190,080
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6741 Lincoln Ave #108	0.03mi	2/2.0	1,500 (+4%)	0mo	$150,000	$100	91
6741 Lincoln Ave #165	0.03mi	2/2.0	1,422 (-1%)	14mo	$236,000	$166	85
6741 Lincoln Ave #24	0.03mi	2/2.0	1,440 (0%)	18mo	$170,000	$118	84
6741 Lincoln Ave #76	0.03mi	2/2.0	1,440 (0%)	23mo	$189,500	$132	79
6741 Lincoln Ave #26	0.06mi	2/2.0	1,590 (+10%)	1mo	$230,000	$145	79
6741 Lincoln Ave #152	0.03mi	3/2.0 (+1)	1,440 (0%)	19mo	$185,000	$128	78
6741 Lincoln Ave #156	0.10mi	2/2.0	1,440 (0%)	21mo	$195,000	$135	78
6741 Lincoln #107	0.03mi	3/2.0 (+1)	1,300 (-10%)	1mo	$150,000	$115	76
6741 Lincoln Ave #155	0.03mi	2/2.0	1,600 (+11%)	7mo	$285,000	$178	74
6741 Lincoln Ave #114	0.14mi	2/2.0	1,440 (0%)	24mo	$147,500	$102	74
6741 Lincoln Ave #28	0.06mi	2/2.0	1,640 (+14%)	15mo	$220,000	$134	62

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 1.98×
• Total profit: $46,999
• Equity at exit: $25,497

10-year hold

• IRR: 31.1%
• Equity multiple: 3.58×
• Total profit: $123,605
• Equity at exit: $14,785

Cash invested: $47,880 (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 90620

• Rents YoY: 1.3%
• Active inventory: 47
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,081 high
• Mortgage (P&I): −$897
• Tax est. 1.5%: −$214 /mo · $2,565/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $1,252

Break-even live

Break-even rent $1,496

Max offer price $171,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,370	-5% $1,311	+0% $1,252	+5% $1,193	+10% $1,134
Rent	-10% $1,009	-5% $1,131	+0% $1,252	+5% $1,374	+10% $1,496
Rate	-1.0pp $1,338	-0.5pp $1,296	base $1,252	+0.5pp $1,208	+1.0pp $1,163

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: $42,750
• Closing costs: $5,130
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3518 W Del Monte Dr Unit 7 Anaheim, CA	2.0	1.5	900	$2,195	$2.44	17d	1	0.28mi
217 S Knott Ave Anaheim, CA	2.0	2.0	912	$2,450	$2.69	2d	1	0.30mi
7049 Fillmore Dr Buena Park, CA	3.0	2.0	1358	$3,995	$2.94	4d	1	0.39mi
7049 Fillmore Dr Buena Park, CA	3.0	2.0	1354	$3,995	$2.95	2d	1	0.39mi
3401 W Del Monte Dr Anaheim, CA	2.0	1.0	880	$2,375	$2.70	2d	2	0.39mi
3320 W Mirano Dr Anaheim, CA	3.0	2.5	1591	$3,850	$2.42	2d	1	0.45mi
6386 Lincoln Ave Buena Park, CA	1.0	1.0	900	$2,400	$2.67	2d	1	0.45mi
6386 Lincoln Ave Buena Park, CA	1.0	1.0	900	$2,400	$2.67	4d	1	0.45mi
3300 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0–2.0	809	$2,800	$3.46	2d	3	0.47mi
145 S Westchester Dr Anaheim, CA	1.0–2.0	1.0	800	$2,595	$3.24	2d	4	0.52mi
6490 Crescent Ave Buena Park, CA	2.0	1.0–2.0	915	$2,400	$2.62	2d	1	0.53mi
3601 W Orange Ave Anaheim, CA	2.0	1.0	900	$2,695	$2.99	2d	1	0.53mi
6460 Crescent Ave Apt 8 Buena Park, CA	2.0	2.0	970	$2,400	$2.47	2d	1	0.55mi
3931 W Orange Ave Anaheim, CA	1.0–2.0	1.0	847	$2,699	$3.18	2d	6	0.57mi
3233 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0–2.0	855	$2,700	$3.16	2d	5	0.62mi
8291 San Helice Cir Buena Park, CA	3.0	2.0	1585	$3,000	$1.89	16d	1	0.62mi
8291 San Helice Cir Buena Park, CA	3.0	2.0	1585	$3,500	$2.21	2d	1	0.62mi
111 N Western Ave Anaheim, CA	1.0–2.0	1.0	846	$2,140	$2.53	2d	1	0.64mi
3428 W Orange Ave Anaheim, CA	1.0–2.0	1.0–2.0	800	$2,650	$3.31	2d	5	0.66mi
3354 W Orange Ave Anaheim, CA	2.0	1.0	1060	$2,400	$2.26	2d	1	0.71mi
6418 Orange Ave Cypress, CA	1.0–2.0	1.0–2.0	858	$2,500	$2.91	2d	2	0.73mi
704 S Knott Ave Anaheim, CA	2.0	1.0	880	$2,250	$2.56	2d	1	0.78mi
7490 Santa Elena Dr Buena Park, CA	3.0	1.5	1409	$6,000	$4.26	2d	1	0.87mi
3625 W Savanna St Anaheim, CA	2.0	2.0	1060	$2,595	$2.45	2d	1	0.88mi
8031 San Huerta Cir Buena Park, CA	3.0	2.0	1090	$3,750	$3.44	2d	1	0.88mi
6051 Lemon Ave Unit C Cypress, CA	2.0	1.0	900	$2,395	$2.66	2d	1	0.89mi
6051 Lemon Ave Unit C Cypress, CA	2.0	1.0	900	$2,395	$2.66	11d	1	0.89mi
6156 Orange Ave Cypress, CA	3.0	2.5	1193	$3,850	$3.23	2d	1	0.90mi
6032 Lime Ave Cypress, CA	3.0	2.0	1350	$7,700	$5.70	2d	1	0.94mi
909 S Knott Ave Anaheim, CA	1.0–2.0	1.0	880	$2,695	$3.06	2d	1	0.97mi
120 S Grand Ave Unit 84 Anaheim, CA	2.0	1.0	875	$2,725	$3.11	2d	1	0.98mi
3070 W Del Monte Dr Anaheim, CA	1.0–2.0	1.0	858	$2,650	$3.09	2d	5	1.03mi
6741 Ball Rd Buena Park, CA	2.0	1.5	1000	$2,495	$2.50	2d	1	1.06mi
9951 Holder St Cypress, CA	3.0	1.5	1200	$3,395	$2.83	2d	3	1.07mi
3427 W Ball Rd Anaheim, CA	2.0	1.0	900	$2,350	$2.61	24d	1	1.08mi
460 N Santa Maria St Anaheim, CA	3.0	2.5	1765	$3,800	$2.15	19d	1	1.11mi
9950 Juanita St Cypress, CA	1.0–2.0	1.0	820	$2,935	$3.58	2d	9	1.12mi
7334 El Domino Way Buena Park, CA	2.0	2.0	1050	$2,700	$2.57	2d	1	1.14mi
8465 Kington Way #15 Cypress, CA	2.0	2.5	1204	$3,500	$2.91	11d	1	1.31mi
3208 W Ravenswood Dr Anaheim, CA	3.0	2.0	1636	$4,000	$2.44	13d	1	1.35mi

Listing history 16 events

1. 2026-06-18
   days on market $171,000 Active 34 DOM
2. 2026-06-17
   days on market $171,000 Active 33 DOM
3. 2026-06-16
   days on market $171,000 Active 32 DOM
4. 2026-06-15
   days on market $171,000 Active 31 DOM
5. 2026-06-13
   days on market $171,000 Active 29 DOM
6. 2026-06-13
   days on market $171,000 Active 28 DOM
7. 2026-06-09
   days on market $171,000 Active 25 DOM
8. 2026-06-08
   days on market $171,000 Active 24 DOM
9. 2026-06-07
   days on market $171,000 Active 23 DOM
10. 2026-06-04
    days on market $171,000 Active 20 DOM
11. 2026-06-03
    days on market $171,000 Active 19 DOM
12. 2026-06-02
    days on market $171,000 Active 18 DOM
13. 2026-06-01
    days on market $171,000 Active 17 DOM
14. 2026-05-31
    days on market $171,000 Active 16 DOM
15. 2026-05-15
    listed $171,000 Active
16. 2026-05-01
    historical $171,000

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,972
• − Mortgage interest: −$9,579
• − Property taxes: −$2,565
• − Insurance: −$855
• − Repairs & maintenance: −$2,958
• − Management: −$2,958
• − Depreciation: −$4,975
• Taxable income: $13,083
• Est. tax owed @ 24.0%: −$3,140
• After-tax cash flow: $11,887/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with minor repairs needed, particularly in the living room. Painting and replacing the carpet can significantly boost its resale and rental value.

Repairs flagged

• Minor Living room carpet — The carpet in the living room appears worn and could be replaced for a fresh look.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value.
• Resale Replace living room carpet — A new carpet can enhance the home's appeal and increase its value.
• Both Landscaping improvements — Improved landscaping can enhance curb appeal and attract more potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Living room carpet · The carpet in the living room appears worn and could be replaced for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Resale Replace living room carpet — A new carpet can enhance the home's appeal and increase its value. ↑
• Both Landscaping improvements — Improved landscaping can enhance curb appeal and attract more potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Centralia Elementary
• NCES district ID: 0608070
• Math proficiency: 59% ▲ 1.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $66,022
• Composite: 55.0/100
• National rank: #2782
• State rank: #213 of 1400 in CA

Livability — Buena Park

• Score: 68/100
• State rank: #300
• US rank: #10072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buena Park, CA
• County: Orange County · 3,096,323 people
• City population: 82,592
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 46,608
• Household income: $126,094
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1075.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 39% Asian 29% White 26% Two or more races 16% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 32% Puerto Rican 1%
• Common ancestry: Iranian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 32% · Canada, South Korea, Vietnam
• Languages at home: 53% English-only · Spanish 22% Tagalog/Filipino 8% Korean 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: ▼ -964.20%
• Current HPI: 411.2003
• Rent YoY: ▲ 1.33%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-15 Listed $171,000 CRMLS
• 2026-05-01 Coming Soon $171,000 CRMLS