14272 Hoover St #10 · Westminster, CA 92683

$235,000

3 bd · 2.0 ba · 1,000 sqft · Manufactured · 101 Days on market

Built 1992 Est $164k · 43% over

---

Why this score? — see what drove the C+ 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +6.5/10.0
• Livability +3.1/5.0
• 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

Location! Location!!! Welcome to the Heart of Little Saigon Mobile Home located in the Private and Well-Maintained Convenient Family Park Community. It features 3 bedrooms, 2 full baths, and 1 uncovered parking spaces in front. .. about 1,000 sqft built in 1992. New paint inside and outside, bathrooms newly remodeled. Washer/Dryer hook up in the kitchen. .. Especially very low space rent only $1,300/ month.

Key facts

• 2 parking spots
• Community pool
• Built 1992

Tags

• NEW PAINT INSIDE AND OUTSIDE
• BATHROOMS NEWLY REMODELED

Property features AI

Finance

• Other: Park name: Westminster Mobile Estates; Pets: contact park for details; Road surface: paved and maintained; Directions: on Hoover between Hazard and Westminster
• Financial info: Assessments: Unknown
• HOA & community: Association amenities include pool and multipurpose recreational room; Community features include street lighting and sidewalks; Land lease (park) with monthly amount of $1,300; Rent includes pool

Exterior

• Parking: Uncovered parking for 2 vehicles; Paved parking spaces
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Standard electric service; Public/district water; Public sewer; Sewer and water connected
• Home design: Single-story mobile home; Model SI699C; Mobile home remains on site; Entry level 1
• Construction: Raised foundation; Built by Champion HM Builders Co.
• Exterior features: Patio (association); Pool (association); Level with street lot; Maintained, paved road access

Interior

• Kitchen: Gas cooktop; Refrigerator; Dishwasher; Utility sink; Gas water heater
• Bedrooms: All bedrooms on ground level
• Flooring: Tile; Laminate
• Bathrooms: 2 full bathrooms; Bathtub and shower-in-tub; Main floor full bath
• Interior features: One-level home; Entry on the side; Carbon monoxide and smoke detectors; Association spa
• Laundry & utility: Washer hookup; Gas and electric dryer hookup; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $214k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 1.9% in Westminster — 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 62/100 on livability (#509 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime D-, amenities F, cost of living 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 (+2.0%/yr); 90 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); solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 43% of the median local income ($86k/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 $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 + 2.0% rent growth), your $66k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $213,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. Crime grade is D 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?
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: 1.31% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.79%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $164,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14272 Hoover St	0.06mi	3/2.0	1,000 (0%)	4mo	$210,000	$210	94
14272 Hoover St #141	0.06mi	3/2.0	1,000 (0%)	15mo	$220,000	$220	85
14272 Hoover St #101	0.06mi	3/2.0	944 (-6%)	14mo	$260,000	$275	76
14272 Hoover St #126	0.06mi	3/2.0	940 (-6%)	16mo	$250,000	$266	73
14352 Beach Blvd #126	0.49mi	3/2.0	946 (-5%)	0mo	$155,000	$164	68
14352 Beach Blvd #96	0.48mi	2/2.0 (-1)	1,000 (0%)	17mo	$110,000	$110	59
14272 Hoover St #151	0.06mi	3/2.0	1,120 (+12%)	23mo	$240,000	$214	58
14352 Beach Blvd #18	0.48mi	2/2.0 (-1)	960 (-4%)	11mo	$119,000	$124	57
14352 Beach #66	0.58mi	2/2.0 (-1)	1,080 (+8%)	1mo	$125,000	$116	54
14352 Beach Blvd #11	0.58mi	2/1.0 (-1)	1,000 (0%)	19mo	$85,000	$85	48
14352 Beach Blvd #67	0.49mi	2/2.0 (-1)	1,038 (+4%)	23mo	$166,000	$160	47
14352 Beach Blvd #13	0.58mi	3/2.0	1,104 (+10%)	14mo	$174,000	$158	44

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $10,568
• Equity at exit: $35,039

10-year hold

• IRR: 12.8%
• Equity multiple: 1.97×
• Total profit: $63,659
• Equity at exit: $20,319

Cash invested: $65,800 (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 92683

• Rents YoY: 2.0%
• Active inventory: 90
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,082 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $811

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 69%

Sensitivity live

Price	-10% $973	-5% $892	+0% $811	+5% $730	+10% $648
Rent	-10% $567	-5% $689	+0% $811	+5% $933	+10% $1,054
Rate	-1.0pp $929	-0.5pp $871	base $811	+0.5pp $750	+1.0pp $688

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7643 14th St Westminster, CA	2.0	2.0	1002	$3,250	$3.24	2d	1	0.09mi
14322 Joyce Ave Westminster, CA	3.0	2.0	1200	$4,190	$3.49	6d	1	0.14mi
14332 Joyce Ave Westminster, CA	3.0	2.0	1100	$3,890	$3.54	2d	1	0.14mi
7661 Baylor Dr Westminster, CA	1.0–2.0	1.0	787	$2,400	$3.05	2d	2	0.16mi
14291 Olive St Westminster, CA	4.0	3.0	1500	$4,000	$2.67	2d	1	0.24mi
13920 Hoover St Westminster, CA	2.0	1.0–2.0	645	$3,031	$4.70	2d	11	0.28mi
7861 14th St Unit C Westminster, CA	2.0	2.0	925	$2,800	$3.03	2d	1	0.31mi
7861 14th St Westminster, CA	2.0	2.0	1025	$2,700	$2.63	3d	1	0.31mi
14051 Locust St Unit 201 Westminster, CA	2.0	2.5	1019	$3,127	$3.07	16d	1	0.50mi
13891 Cedar St Westminster, CA	2.0	1.5	1194	$2,950	$2.47	2d	1	0.53mi
7012 Main St Westminster, CA	1.0–2.0	1.0	812	$2,395	$2.95	12d	5	0.55mi
13872 Locust St Westminster, CA	2.0	1.0	1194	$2,950	$2.47	4d	1	0.56mi
7012 Main St Unit 7022-16 Westminster, CA	2.0	1.0	900	$2,395	$2.66	8d	1	0.56mi
7012 Main St Unit 7042-06 Westminster, CA	2.0	1.0	900	$2,395	$2.66	17d	1	0.56mi
7012 Main St Unit 7042-11 Westminster, CA	2.0	1.0	900	$2,395	$2.66	2d	1	0.56mi
13781 Cherry St Westminster, CA	2.0	1.0	1000	$2,300	$2.30	2d	1	0.57mi
13781 Cherry St Unit 2 Westminster, CA	2.0	1.0	1000	$2,300	$2.30	17d	1	0.57mi
13751 Cherry St Unit 6 Westminster, CA	2.0	1.0	700	$2,495	$3.56	2d	1	0.59mi
13751 Cherry St Unit 3 Westminster, CA	2.0	1.0	800	$2,325	$2.91	2d	1	0.59mi
13751 Cherry St Unit 4 Westminster, CA	2.0	1.0	700	$2,395	$3.42	2d	1	0.59mi
14691 Davis St Westminster, CA	4.0	2.0	1341	$4,490	$3.35	3d	1	0.60mi
14452 Goldenwest St Westminster, CA	2.0	1.5	1300	$3,098	$2.38	2d	1	0.61mi
13782 Locust St Westminster, CA	2.0	1.0	917	$2,765	$3.02	2d	2	0.62mi
7731 Trask Ave Westminster, CA	2.0	1.0	960	$2,595	$2.70	2d	2	0.80mi
7211 Trask Ave Unit 7211-A Westminster, CA	2.0	1.5	1100	$2,595	$2.36	2d	1	0.83mi
13932 La Pat Pl Westminster, CA	3.0	2.0	1100	$2,750	$2.50	2d	1	1.03mi
6541 Westpark Pl Westminster, CA	2.0	1.0	800	$2,500	$3.12	2d	1	1.04mi
13872 La Pat Pl Westminster, CA	2.0	1.0	900	$2,782	$3.09	2d	2	1.05mi
8631 Westminster Ave Garden Grove, CA	1.0–2.0	1.0	660	$2,489	$3.77	2d	9	1.09mi
13811 La Pat Pl Unit 4 Westminster, CA	2.0	1.0	700	$2,495	$3.56	7d	1	1.12mi
13811 La Pat Pl Unit 2 Westminster, CA	2.0	1.5	1000	$2,900	$2.90	2d	1	1.12mi
14221 Edwards St Unit 0058 Westminster, CA	2.0	2.0	1015	$3,130	$3.08	2d	1	1.14mi
14221 Edwards St Unit 0053 Westminster, CA	2.0	1.0	970	$2,970	$3.06	13d	1	1.14mi
8520 Gloria Ave Garden Grove, CA	1.0–2.0	1.0	762	$2,450	$3.21	2d	4	1.21mi
13171 Monroe St Garden Grove, CA	2.0	2.0	988	$2,795	$2.83	2d	1	1.23mi
8172 Larson Ave Garden Grove, CA	3.0	2.5	1233	$3,450	$2.80	2d	1	1.23mi
7051 Natal Dr Westminster, CA	1.0–2.0	1.0	740	$2,680	$3.62	2d	2	1.24mi
13751 Edwards St Apt 15C Westminster, CA	2.0	1.0	795	$2,465	$3.10	11d	1	1.26mi
13751 Edwards St Unit 36B Westminster, CA	2.0	1.0	795	$2,615	$3.29	2d	1	1.26mi
13751 Edwards St Apt 32D Westminster, CA	2.0	1.0	795	$2,480	$3.12	2d	1	1.26mi

Listing history 20 events

1. 2026-06-21
   days on market $235,000 Active 101 DOM
2. 2026-06-18
   days on market $235,000 Active 98 DOM
3. 2026-06-17
   days on market $235,000 Active 97 DOM
4. 2026-06-16
   days on market $235,000 Active 96 DOM
5. 2026-06-15
   days on market $235,000 Active 95 DOM
6. 2026-06-13
   days on market $235,000 Active 93 DOM
7. 2026-06-13
   pricedays on market $235,000 Active 92 DOM
8. 2026-06-09
   days on market $239,000 Active 89 DOM
9. 2026-06-08
   days on market $239,000 Active 88 DOM
10. 2026-06-07
    days on market $239,000 Active 87 DOM
11. 2026-06-04
    days on market $239,000 Active 84 DOM
12. 2026-06-03
    days on market $239,000 Active 83 DOM
13. 2026-06-02
    days on market $239,000 Active 82 DOM
14. 2026-06-01
    days on market $239,000 Active 81 DOM
15. 2026-05-31
    days on market $239,000 Active 80 DOM
16. 2026-05-13
    price $239,000
17. 2026-03-12
    listed $250,000 Active
18. 2025-04-12
    status Active
19. 2025-03-05
    price $229,000
20. 2025-02-22
    listed $199,000 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥87°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: $36,985
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,959
• − Management: −$2,959
• − Depreciation: −$6,836
• Taxable income: $6,367
• Est. tax owed @ 24.0%: −$1,528
• After-tax cash flow: $8,202/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 — Westminster

• Score: 62/100
• State rank: #509
• US rank: #17242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westminster, CA
• County: Orange County · 3,096,323 people
• City population: 89,833
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 89,833
• Household income: $85,585
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 4639.0

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 0.64)
• Race & ethnicity: Asian 51% Hispanic / Latino 24% White 20% Two or more races 9%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 46% · Vietnam, Canada, China
• Languages at home: 35% English-only · Vietnamese 40% Spanish 18% Chinese 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: ▼ -917.95%
• Current HPI: 410.3463
• Rent YoY: ▲ 2.01%
• 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

+20.1% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $239,000 CRMLS
• 2026-03-12 Listed $250,000 CRMLS
• 2025-04-12 Relisted — CRMLS
• 2025-03-05 Price Changed $229,000 CRMLS
• 2025-02-22 Listed $199,000 CRMLS

Property tax history

-6.6%/yr

Latest (2025): $86 · -0.8% YoY. Source: county tax records.