14272 Hoover St #45 · Westminster, CA 92683

$178,888

2 bd · 1.5 ba · 800 sqft · Manufactured · 155 Days on market

Built 1973 ↓ 10% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

You won't believe thgis. $1,300/mth space rent with 2-CAR assigned parking! Discover comfort and convenience in this beautifully renovated 2-bedroom, 1.5-bath home located in Westminster Mobile Estates, featuring one of the lowest space rents in Orange County. This move-in-ready home has been thoughtfully updated with fresh interior and exterior paint, new flooring throughout, an updated kitchen, and a refreshed ceiling—creating a clean, modern living space you’ll love coming home to. Enjoy added convenience with designated parking directly in front of the home, accommodating up to two vehicles. The community also features a swimming pool for residents to enjoy. Ideally situated

Key facts

• 2 parking spots
• Community pool
• Built 1973

Property features AI

Finance

• Other: Located in Westminster Mobile Estates (Westminister Mobile Estates); Directions: From Westminster Blvd turn to Hoover, head south. Make a left by Main St. intersection
• HOA & community: Land lease of $1,300 per month (park-managed); Community features include street lighting and urban setting; Manager approval required for residency; Pets allowed with breed restrictions

Exterior

• Parking: Assigned parking; 2 uncovered parking spaces
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile home remains on property; Mobile dimensions approximately 20' x 40'
• Construction: Double-wide mobile home
• Exterior features: Community pool; Landscaped lot

Interior

• Bedrooms: One-story layout
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Front door entry; Single-level home
• Laundry & utility: Inside laundry area; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $157k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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); 87 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 37% 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 $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 + 2.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (10%) 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 $157,421 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.49% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.70%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.47×
• Total profit: $23,465
• Equity at exit: $26,673

10-year hold

• IRR: 20.1%
• Equity multiple: 2.62×
• Total profit: $80,913
• Equity at exit: $15,467

Cash invested: $50,089 (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: 87
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,659 high
• Mortgage (P&I): −$938
• Tax est. 1.5%: −$224 /mo · $2,683/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $864

Break-even live

Break-even rent $1,565

Max offer price $178,888

Occupancy floor 62%

Sensitivity live

Price	-10% $988	-5% $926	+0% $864	+5% $802	+10% $740
Rent	-10% $654	-5% $759	+0% $864	+5% $969	+10% $1,074
Rate	-1.0pp $954	-0.5pp $910	base $864	+0.5pp $818	+1.0pp $771

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: $44,722
• Closing costs: $5,367
• 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
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
7792 15th St Westminster, CA	1.0	1.0	950	$2,400	$2.53	4d	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
7012 Main St Westminster, CA	1.0–2.0	1.0	812	$2,395	$2.95	11d	5	0.55mi
7012 Main St Unit 7042-04 Westminster, CA	1.0	1.0	725	$1,995	$2.75	2d	1	0.56mi
7012 Main St Unit 7032-02 Westminster, CA	1.0	1.0	725	$1,995	$2.75	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 7022-16 Westminster, CA	2.0	1.0	900	$2,395	$2.66	8d	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 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
13751 Cherry St Unit 6 Westminster, CA	2.0	1.0	700	$2,495	$3.56	2d	1	0.59mi
13782 Locust St Westminster, CA	2.0	1.0	917	$2,765	$3.02	2d	2	0.62mi
7152 Fenway Dr Westminster, CA	1.0	1.0	766	$2,250	$2.94	25d	1	0.70mi
7731 Trask Ave Westminster, CA	2.0	1.0	960	$2,595	$2.70	2d	2	0.80mi
6930 Westpark Pl Westminster, CA	1.0	1.0	660	$2,195	$3.33	2d	1	0.82mi
7211 Trask Ave Unit 7211-A Westminster, CA	2.0	1.5	1100	$2,595	$2.36	2d	1	0.83mi
7780 Bolsa Ave Midway City, CA	1.0	1.0	576	$2,450	$4.25	2d	1	0.83mi
8402 Westminster Blvd Westminster, CA	1.0	1.0	625	$1,695	$2.71	2d	1	0.85mi
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
13902 La Pat Pl Unit 7 Westminster, CA	1.0	1.0	700	$1,795	$2.56	2d	1	1.05mi
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 2 Westminster, CA	2.0	1.5	1000	$2,900	$2.90	2d	1	1.12mi
13811 La Pat Pl Unit 4 Westminster, CA	2.0	1.0	700	$2,495	$3.56	7d	1	1.12mi
14221 Edwards St Unit 0053 Westminster, CA	2.0	1.0	970	$2,970	$3.06	13d	1	1.14mi
14221 Edwards St Unit 0058 Westminster, CA	2.0	2.0	1015	$3,130	$3.08	2d	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
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

Listing history 14 events

1. 2026-06-04
   days on market $178,888 Active 155 DOM
2. 2026-06-03
   days on market $178,888 Active 154 DOM
3. 2026-06-02
   days on market $178,888 Active 153 DOM
4. 2026-06-01
   days on market $178,888 Active 152 DOM
5. 2026-05-31
   days on market $178,888 Active 151 DOM
6. 2026-04-28
   price $178,900
7. 2026-04-11
   price $178,999
8. 2026-03-15
   price $179,000
9. 2026-02-04
   price $189,000
10. 2026-01-15
    status Active
11. 2026-01-13
    status Pending Sale
12. 2026-01-02
    status Active
13. 2025-12-25
    listed $199,000 Active
14. 2025-12-06
    historical $199,000

ⓘ 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 ≥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: $31,904
• − Mortgage interest: −$10,021
• − Property taxes: −$2,683
• − Insurance: −$894
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − Depreciation: −$5,204
• Taxable income: $7,997
• Est. tax owed @ 24.0%: −$1,919
• After-tax cash flow: $8,450/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

-10.1% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $178,900 CRMLS
• 2026-04-11 Price Changed $178,999 CRMLS
• 2026-03-15 Price Changed $179,000 CRMLS
• 2026-02-04 Price Changed $189,000 CRMLS
• 2026-01-15 Relisted — CRMLS
• 2026-01-13 Pending — CRMLS
• 2026-01-02 Relisted — CRMLS
• 2025-12-25 Listed $199,000 CRMLS
• 2025-12-06 Coming Soon $199,000 CRMLS