10 Anza St · Newport Beach, CA 92663

$769,500

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 22 Days on market

Built 1999 21 ac lot Est $819k · 6% under

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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).

• ARV discount +10.2/15.0
• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks MLS

This quintessential beach cottage is located in Newport on the harbor, seconds away from the private beach. This home has two bedrooms, two baths, and a loft/office area. Highlights include hard flooring throughout, updated modern bathrooms, vaulted ceilings, and a master suite and laundry closet on main floor. Open kitchen with updated counters. Living room and master suite open to large decks with ocean breezes - perfect for entertaining! Great property for a light remodel. Located in one of Newport Beach's most exclusive private communities with a private beach, security, heated pool, hot tub, clubhouse, gym, and ample private parking for guests and residents, kayak & golf cart storage, and boat slip rentals steps away from your home. Possible available boat slips for purchase. Within walking distance of Newport's hottest restaurants and shopping areas (Lido Marina Village, Nobu, The Cannery). If you are looking for a quiet and secluded area in Newport while still having a great sense of community, this home could be what you are looking for in Newport’s best kept secret! Low Land Lease of $2,595/Mo. Ask about the low property tax rate.

Key facts

• Oversized decks
• Remodeled kitchen
• Private beach

Tags

• WATERFRONT COMMUNITY
• RESORT STYLE LIVING
• REMODELED KITCHEN
• OVERSIZED DECKS
• HEATED POOL
• PRIVATE BEACH

Property features AI

Finance

• Other: Manager approval required; Park name: Lido Resort; Subdivision: Lido Peninsula (LIPN)
• Financial info: Land lease (park) with monthly payment; rent includes trash and pool
• HOA & community: Onsite property management; Pool and spa; Clubhouse; Gym/exercise room; Barbecue area; Trash service; Street lighting and storm drains in community; Association has pet rules (size, number, breed restrictions) and weight limits; call for rules; Guard on site; call for rules

Exterior

• Parking: Located in Lido Resort park
• Utilities: Public sewer; District/Public water
• Home design: Courtyard Home model; 2 total stories; Mobile home remains
• Construction: Year built per public records; Mobile dimensions approximately 26 by 27 feet
• Exterior features: Association heated pool; Zero lot line

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: Two-level layout; Entry on level 1; Association-maintained heated in-ground spa
• Laundry & utility: In-closet stackable laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $770k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $591k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $525k (31.7% below list).
• Recommended offer: $525k (31.7% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 0.6% in Newport 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 76/100 on livability (#101 in CA, #3,645 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, commute A; Watch: health & safety C-, cost of living F.
• Newport-Mesa Unified (urban): math 46% / reading 58% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Newport Elementary (math 67%, 313 students, 26% FRL); Horace Ensign Intermediate (math 49%, 915 students, 48% FRL); Newport Harbor High (math 44% / reading 66%, grade C, #249 of 1,170 statewide, top 22%, 2,268 students, 44% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 121 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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

• In year one you build about $82k of equity ($5k loan paydown + $77k appreciation (10.0% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$132k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($758k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $425k; list at $770k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $525,306 (31.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.68% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.50%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $819,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Bolivar St	0.04mi	2/2.0	1,000 (0%)	6mo	$818,500	$819	93
45 Drake St	0.12mi	2/2.0	1,000 (0%)	6mo	$750,000	$750	90
16 Cabrillo St	0.05mi	2/2.0	1,000 (0%)	16mo	$825,000	$825	84
33 El Paseo St	0.10mi	2/2.0	1,000 (0%)	20mo	$750,000	$750	79
29 Drake St	0.05mi	2/2.0	1,000 (0%)	24mo	$760,000	$760	78
1 Bolivar St	0.02mi	2/2.0	944 (-6%)	22mo	$772,500	$818	71
45 Beach Dr	0.09mi	2/2.0	1,107 (+11%)	9mo	$990,000	$894	70
51 Beach Dr	0.11mi	2/2.0	1,107 (+11%)	11mo	$1,050,000	$949	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.56% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.57×
• Total profit: $338,276
• Equity at exit: $693,227

10-year hold

• IRR: 17.7%
• Equity multiple: 5.89×
• Total profit: $1,053,616
• Equity at exit: $1,494,969

Cash invested: $215,460 (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 92663

• Home prices YoY: 3.6%
• Rents YoY: 2.6%
• Active inventory: 121
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $5,253 high
• Mortgage (P&I): −$4,035
• Tax est. 1.5%: −$962 /mo · $11,542/yr
• Insurance: −$321
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,103
• Net cashflow: $-1,234

Break-even live

Break-even rent $6,816

Max offer price $590,883

Occupancy floor —

Sensitivity live

Price	-10% $-703	-5% $-968	+0% $-1,234	+5% $-1,500	+10% $-1,766
Rent	-10% $-1,649	-5% $-1,442	+0% $-1,234	+5% $-1,027	+10% $-819
Rate	-1.0pp $-847	-0.5pp $-1,039	base $-1,234	+0.5pp $-1,434	+1.0pp $-1,637

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: $192,375
• Closing costs: $23,085
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Lido Park Dr Unit G Newport Beach, CA	2.0	2.0	1500	$9,000	$6.00	45d	1	0.22mi
601 Lido Park Dr Unit G Newport Beach, CA	2.0	2.0	1500	$9,000	$6.00	9d	1	0.22mi
223 20th St Newport Beach, CA	3.0	2.0	1500	$6,300	$4.20	45d	1	0.27mi
1826 W Balboa Blvd Unit A Newport Beach, CA	3.0	2.0	1100	$6,200	$5.64	5d	1	0.34mi
1808 W Balboa Blvd Unit B Newport Beach, CA	3.0	2.0	1200	$6,300	$5.25	45d	1	0.35mi
307 33rd St Unit B Newport Beach, CA	1.0	1.0	700	$3,300	$4.71	16d	1	0.46mi
3012 W Oceanfront Newport Beach, CA	3.0	2.0	1200	$15,000	$12.50	45d	1	0.47mi
2530 W Coast Hwy Newport Beach, CA	2.0	2.0	1015	$4,800	$4.73	9d	1	0.49mi
2530 W Coast Hwy Newport Beach, CA	2.0	2.0	1127	$5,500	$4.88	4d	1	0.49mi
1411 W Bay Ave Newport Beach, CA	2.0	1.0	815	$4,250	$5.21	15d	1	0.49mi
121 33rd St Unit A Newport Beach, CA	3.0	2.0	1327	$4,400	$3.32	45d	1	0.52mi
3206 W Oceanfront Newport Beach, CA	2.0	2.0	800	$12,000	$15.00	45d	1	0.52mi
3121 W Coast Hwy Unit 7D Newport Beach, CA	2.0	2.0	1240	$6,500	$5.24	16d	1	0.54mi
502 36th St Unit A Newport Beach, CA	2.0	2.0	1015	$5,300	$5.22	45d	1	0.55mi
626 Clubhouse Ave Unit 626 Clubhouse D Newport Beach, CA	2.0	1.0	700	$4,750	$6.79	16d	1	0.55mi
121 35th St Newport Beach, CA	2.0	2.0	900	$3,700	$4.11	26d	1	0.59mi
52 Balboa Cvs Newport Beach, CA	3.0	2.0	1380	$11,500	$8.33	45d	1	0.67mi
226 La Jolla Dr Newport Beach, CA	2.0	1.0	1014	$7,500	$7.40	16d	1	0.69mi
1144 W Balboa Blvd Unit A Newport Beach, CA	2.0	1.0	1100	$4,750	$4.32	26d	1	0.70mi
1144 W Balboa Blvd Unit A1 Newport Beach, CA	2.0	1.0	1100	$6,500	$5.91	26d	1	0.70mi
222 N Newport Blvd Newport Beach, CA	3.0	2.5	1300	$5,750	$4.42	4d	1	0.70mi
1114 W Balboa Blvd Unit 1114 Newport Beach, CA	2.0	1.0	800	$3,850	$4.81	26d	1	0.74mi
312 Saint Andrews Rd Unit B Newport Beach, CA	2.0	1.0	1000	$4,850	$4.85	45d	1	0.75mi
320 Catalina Dr Unit A Newport Beach, CA	3.0	2.0	1200	$5,250	$4.38	45d	1	0.76mi
280 Cagney Ln #312 Newport Beach, CA	1.0	1.0	915	$4,750	$5.19	4d	1	0.80mi
205 41st St Newport Beach, CA	3.0	2.0	1450	$7,500	$5.17	20d	1	0.81mi
4208 River Ave Unit B Newport Beach, CA	2.0	1.0	850	$4,500	$5.29	19d	1	0.85mi
950 Cagney Ln #304 Newport Beach, CA	2.0	2.0	1320	$5,995	$4.54	45d	1	0.87mi
1400 Haven Pl Unit 533 Newport Beach, CA	2.0	1.0	980	$3,800	$3.88	4d	1	0.88mi
533 Saint Andrews Rd Newport Beach, CA	2.0	1.0	980	$3,800	$3.88	4d	1	0.88mi
210 Lille Ln #208 Newport Beach, CA	2.0	2.0	1087	$8,000	$7.36	23d	1	0.90mi
2101 E 15th St #8 Newport Beach, CA	2.0	1.5	1025	$4,350	$4.24	45d	1	0.90mi
913 W Balboa Blvd Newport Beach, CA	3.0	3.0	1423	$8,500	$5.97	18d	1	0.92mi
913 W Balboa Blvd Unit C Newport Beach, CA	3.0	3.0	1423	$8,250	$5.80	0d	1	0.92mi
500 Cagney Ln #109 Newport Beach, CA	1.0	1.0	900	$3,100	$3.44	45d	1	0.92mi
101 Scholz Plz #224 Newport Beach, CA	2.0	2.0	1231	$6,500	$5.28	20d	1	0.93mi
300 Cagney Ln #9 Newport Beach, CA	1.0	1.0	814	$3,700	$4.55	45d	1	0.95mi
240 Nice Ln Newport Beach, CA	2.0	2.0	1320	$4,995	$3.78	45d	1	0.95mi
240 Nice Ln #102 Newport Beach, CA	2.0	1.0	1136	$4,400	$3.87	7d	1	0.95mi
102 Scholz Plz Newport Beach, CA	1.0	1.0	726	$3,045	$4.19	4d	1	0.95mi

Listing history 16 events

1. 2026-06-21
   days on market $769,500 Active 22 DOM
2. 2026-06-18
   days on market $769,500 Active 19 DOM
3. 2026-06-17
   days on market $769,500 Active 18 DOM
4. 2026-06-16
   days on market $769,500 Active 17 DOM
5. 2026-06-15
   days on market $769,500 Active 16 DOM
6. 2026-06-13
   days on market $769,500 Active 14 DOM
7. 2026-06-13
   days on market $769,500 Active 13 DOM
8. 2026-06-09
   days on market $769,500 Active 10 DOM
9. 2026-06-08
   days on market $769,500 Active 9 DOM
10. 2026-06-07
    pricedays on market $769,500 Active 8 DOM
11. 2026-06-04
    days on market $799,500 Active 5 DOM
12. 2026-06-03
    days on market $799,500 Active 4 DOM
13. 2026-06-02
    days on market $799,500 Active 3 DOM
14. 2026-06-01
    days on market $799,500 Active 2 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $799,500 Active 1 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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥82°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,037
• − Mortgage interest: −$43,104
• − Property taxes: −$11,542
• − Insurance: −$4,645
• − Repairs & maintenance: −$5,043
• − Management: −$5,043
• − Depreciation: −$22,385
• Taxable loss: −$28,726
• Est. tax savings @ 24.0%: +$6,894
• After-tax cash flow: $-7,918/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: Newport-Mesa Unified
• NCES district ID: 0627240
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $83,922
• Composite: 47.64/100
• National rank: #2248
• State rank: #106 of 517 in CA

Livability — Newport Beach

• Score: 76/100
• State rank: #101
• US rank: #3645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport Beach, CA
• County: Orange County · 3,096,323 people
• City population: 83,845
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 21,368
• Household income: $141,541
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1158.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 5% Italian 5% Romanian 4%
• Foreign-born: 11% · Canada, Dominican Republic, Vietnam
• Languages at home: 84% English-only · Spanish 7% Other Indo-European 3% Russian/Polish/Slavic 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: ▲ 19.24%
• Current HPI: 552.1519
• Rent YoY: ▲ 2.56%
• 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

+190.8% since first listed

19 events — show timeline

• 2026-05-30 Listed $799,500 CRMLS
• 2022-03-28 Sold (MLS) $425,000 CRMLS
• 2022-03-16 Pending — CRMLS
• 2022-02-25 Contingent — CRMLS
• 2022-02-17 Listed $435,000 CRMLS
• 2022-02-12 Coming Soon $435,000 CRMLS
• 2015-09-03 Sold (MLS) $315,000 CRMLS
• 2015-08-31 Pending — CRMLS
• 2015-08-26 Contingent — CRMLS
• 2015-07-17 Price Changed $339,000 CRMLS
• 2015-06-25 Price Changed $349,900 CRMLS
• 2015-05-14 Price Changed $365,000 CRMLS
• 2015-04-10 Price Changed $375,000 CRMLS
• 2015-02-20 Listed $399,000 CRMLS
• 2013-12-05 Sold (MLS) $254,000 CRMLS
• 2013-11-20 Pending — CRMLS
• 2013-09-20 Listed $259,900 CRMLS
• 2005-07-13 Listing Removed — CRMLS
• 2005-06-28 Listed $274,900 CRMLS

Property tax history

-2.1%/yr

Latest (2025): $401 · -0.4% YoY. Source: county tax records.