30802 Coast Unit F10 · Laguna Beach, CA 92651

$636,000

2 bd · 2.0 ba · 1,128 sqft · Manufactured · 7 Days on market

Built 1999 Est $459k · 39% over

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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 +21.3/30.0
• Appreciation +8.1/10.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

You must see this beautiful manufactured home located in Laguna Terrace, a great community located across from the Montage Resort and some of the beat beaches in world. It is a 2 bedroom 2 bath home with a large deck with views of Catalina and great sunsets. It is in a land lease community with you owning your home and leasing the land. The community owner offers a 20 year lease term beginning at $3,146 with 3 % or CPI (whichever is higher) increase annually. There are no property taxes on the land or No HOA fee. It a great place to live convenient to restaurants and stores and transportation into the very fun downtown Laguna Beach.

Key facts

• Air conditioning
• Spacious deck
• Updated kitchen

Tags

• SOUTH LAGUNA BEACH LOCATION
• TURNKEY FURNISHED INTERIOR
• UPDATED KITCHEN
• SPACIOUS DECK
• AIR CONDITIONING
• MOTORIZED BLINDS

Property features AI

Finance

• Other: Primary bedroom set and outdoor patio furniture excluded
• Financial info: Land lease: $5,250 per month (park)
• HOA & community: Located in Laguna Terrace mobile park; Manager approval required; Park is suburban in character; Pets allowed with breed restrictions

Exterior

• Parking: Assigned on-site parking; Asphalt driveway; Parking space available
• Utilities: Standard electric service; Natural gas connected; Public/district water; Public sewer
• Home design: Single-story mobile home (Model: Westwood); Turnkey condition; Entry on left; One total story; Has view; Mobile home remains (24' x 48')
• Construction: Pier jacks foundation
• Exterior features: Deck; Patio/porch; In-ground fenced community pool (heated); Partial vinyl and wood fencing; Paved road access; 0–1 unit/acre lot character

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Gas cooktop; Gas oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: All bedrooms on ground level; Main floor primary bedroom; Main floor bedroom
• Bathrooms: Two 3/4 baths; Main floor full bath; Walk-in shower; Shower; Double sinks in primary bath; Vanity area; Bidet; Exhaust fan(s)
• Heating & cooling: Central cooling; Central furnace; Fireplace
• Interior features: Furnished; High ceilings (9+ feet); Ceiling fan; Recessed lighting; Sliding glass door(s); Living room deck attached; Skylights; Tinted windows; Blinds; One-level living; In-ground community heated spa
• Laundry & utility: Inside laundry; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $636k.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $636k).
• Cap rate 8.1% vs local median 0.7% in Laguna 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 68/100 on livability (#276 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A; Watch: commute D+, amenities F, cost of living F.
• Laguna Beach Unified (suburban): math 25% / reading 25% proficiency, ranked #343 of 517 in CA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: El Morro Elementary (416 students, 23% FRL); Thurston Middle (537 students, 21% FRL); Laguna Beach High (930 students, 20% FRL).
• Market conditions: Rents soft (-0.2%/yr); 221 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $44k of equity ($4k loan paydown + $39k appreciation (6.2% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.2% appreciation + 0.0% rent growth), your $178k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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 $135k; list at $636k implies a 371% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $636,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.06% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $459,096
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30802 S Coast Hwy Unit F15	0.00mi	2/2.0	1,176 (+4%)	15mo	$499,000	$424	80
30802 Coast Unit L3	0.00mi	2/2.0	1,248 (+11%)	3mo	$377,000	$302	80
30802 Coast Hwy Unit A8	0.00mi	2/2.5	1,200 (+6%)	11mo	$1,025,000	$854	78
30802 Coast Unit K17	0.00mi	3/2.0 (+1)	1,169 (+4%)	13mo	$375,000	$321	78
30802 Coast Hwy Unit C1	0.00mi	2/2.0	1,158 (+3%)	23mo	$500,000	$432	76
30802 Coast Unit M1	0.00mi	2/2.0	1,242 (+10%)	10mo	$505,000	$407	75
30802 S Coast Hwy Unit K51	0.00mi	2/2.0	1,051 (-7%)	17mo	$420,000	$400	74
30802 Coast Hwy Unit D3	0.00mi	1/2.0 (-1)	968 (-14%)	20mo	$355,000	$367	54

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

Projected returns pro-forma

6.19% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.27×
• Total profit: $226,566
• Equity at exit: $407,522

10-year hold

• IRR: 17.4%
• Equity multiple: 4.29×
• Total profit: $586,073
• Equity at exit: $745,767

Cash invested: $178,080 (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 92651

• Home prices YoY: 1.6%
• Rents YoY: -0.2%
• Active inventory: 221
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $6,747 high
• Mortgage (P&I): −$3,335
• Tax est. 1.5%: −$795 /mo · $9,540/yr
• Insurance: −$265
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,417
• Net cashflow: $869

Break-even live

Break-even rent $5,648

Max offer price $636,000

Occupancy floor 82%

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: $159,000
• Closing costs: $19,080
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2915 Rounsevel Ter Laguna Beach, CA	3.0	2.0	1300	$10,000	$7.69	43d	1	0.25mi
2859 Wards Ter Laguna Beach, CA	2.0	2.0	1100	$8,000	$7.27	43d	1	0.40mi
2857 Wards Ter Laguna Beach, CA	2.0	2.0	1100	$8,000	$7.27	43d	1	0.40mi
30872 Marilyn Dr Laguna Beach, CA	3.0	2.0	1412	$7,800	$5.52	24d	1	0.40mi
30872 Marilyn Dr Laguna Beach, CA	3.0	2.0	1412	$7,800	$5.52	43d	1	0.40mi
200 Alta Vista Way Unit B Laguna Beach, CA	1.0	1.5	850	$4,500	$5.29	43d	1	0.43mi
21702 Ocean Vista Dr Unit B Laguna Beach, CA	2.0	1.0	1000	$7,500	$7.50	24d	1	0.44mi
21722 Ocean Vista Dr Unit D Laguna Beach, CA	2.0	1.0	1000	$5,200	$5.20	7d	1	0.46mi
2626 Solana Way Laguna Beach, CA	2.0	1.0	870	$4,950	$5.69	43d	1	0.51mi
151 Rockledge Ter Laguna Beach, CA	2.0	2.0	1267	$12,000	$9.47	43d	1	0.55mi
915 Miramar St Laguna Beach, CA	3.0	2.0	1260	$6,995	$5.55	18d	1	0.64mi
222 Arch St Unit 3 Laguna Beach, CA	2.0	2.0	1050	$4,500	$4.29	19d	1	0.69mi
989 La Mirada St Laguna Beach, CA	3.0	2.5	1491	$7,800	$5.23	5d	1	0.71mi
989 La Mirada St Laguna Beach, CA	3.0	2.0	1391	$8,900	$6.40	43d	1	0.71mi
31191 Monterey St Laguna Beach, CA	2.0	1.5	1100	$8,500	$7.73	43d	1	0.78mi
240 Moss St #15 Laguna Beach, CA	1.0	1.0	777	$5,500	$7.08	43d	1	0.82mi
240 Moss St #4 Laguna Beach, CA	2.0	2.0	1169	$8,000	$6.84	43d	1	0.82mi
2173 Crestview Dr Laguna Beach, CA	1.0	1.0	800	$4,500	$5.62	43d	1	0.82mi
161 Ruby St Laguna Beach, CA	3.0	2.0	1463	$9,750	$6.66	43d	1	0.87mi
2037 S Coast Hwy Unit 12 Laguna Beach, CA	2.0	1.0	853	$4,650	$5.45	19d	1	0.90mi
2037 S Coast Hwy Unit 11 Laguna Beach, CA	2.0	1.0	853	$4,600	$5.39	24d	1	0.90mi
2007 S Coast Hwy Unit Unite Laguna Beach, CA	1.0	1.0	877	$4,000	$4.56	43d	1	0.93mi
1360 Baja St Laguna Beach, CA	1.0	1.0	900	$3,100	$3.44	43d	1	1.02mi
31423 COAST Hwy Laguna Beach, OS	2.0	2.0	1100	$7,000	$6.36	43d	1	1.04mi
1821 Glenneyre St Laguna Beach, CA	1.0	1.0	800	$3,500	$4.38	24d	1	1.04mi
1625 Catalina St Laguna Beach, CA	2.0	2.0	1500	$7,200	$4.80	7d	1	1.16mi
31494 West St Unit B Laguna Beach, CA	2.0	1.0	1120	$3,650	$3.26	24d	1	1.17mi
31494 West St Laguna Beach, CA	2.0	1.0	1100	$3,650	$3.32	19d	1	1.17mi
1585 S Coast Hwy #32 Laguna Beach, CA	2.0	2.0	1155	$9,500	$8.23	24d	1	1.21mi
1504 Carmelita St Laguna Beach, CA	2.0	1.0	800	$5,347	$6.68	43d	1	1.25mi
31561 Table Rock Dr #105 Laguna Beach, CA	2.0	2.5	1236	$14,900	$12.06	24d	1	1.29mi
31561 Table Rock Dr Laguna Beach, CA	2.0	2.0–2.5	1186	$13,200	$11.13	43d	2	1.29mi
1466 Randall Way Laguna Beach, CA	2.0	2.0	1358	$5,500	$4.05	43d	1	1.30mi
477 Mountain Rd Laguna Beach, CA	2.0	1.5	900	$5,200	$5.78	19d	1	1.33mi
31641 2nd Ave Laguna Beach, CA	2.0	1.0	1000	$6,000	$6.00	43d	1	1.34mi
31672 Sea Bluff Ln Laguna Beach, CA	1.0	1.0	800	$4,995	$6.24	43d	1	1.37mi
31671 Seacove Dr Unit A Laguna Beach, CA	1.0	1.0	940	$4,495	$4.78	43d	1	1.38mi
31671 Seacove Dr Unit A Laguna Beach, CA	1.0	1.0	940	$4,495	$4.78	24d	1	1.38mi
31656 Wildwood Rd Laguna Beach, CA	2.0	1.0	890	$11,000	$12.36	43d	1	1.38mi
31676 Seacove Dr Laguna Beach, CA	2.0	2.0	1489	$15,000	$10.07	11d	1	1.39mi

Listing history 7 events

1. 2026-06-18
   days on market $636,000 Active 7 DOM
2. 2026-06-17
   days on market $636,000 Active 6 DOM
3. 2026-06-16
   days on market $636,000 Active 5 DOM
4. 2026-06-15
   days on market $636,000 Active 4 DOM
5. 2026-06-13
   days on market $636,000 Active 2 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   listed $636,000 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 8/10 Severe FEMA zone X (unshaded) · 79% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $80,968
• − Mortgage interest: −$35,626
• − Property taxes: −$9,540
• − Insurance: −$3,978
• − Repairs & maintenance: −$6,477
• − Management: −$6,477
• − Depreciation: −$18,502
• Taxable income: $368
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $10,336/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: Laguna Beach Unified
• NCES district ID: 0620370
• Math proficiency: 25% ▼ -53.00%
• Reading proficiency: 25% ▼ -58.00%
• Median HH income: $92,428
• Composite: 26.12/100
• National rank: #7282
• State rank: #343 of 517 in CA

Livability — Laguna Beach

• Score: 68/100
• State rank: #276
• US rank: #9291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laguna Beach, CA
• County: Orange County · 3,096,323 people
• City population: 23,557
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 23,557
• Household income: $146,604
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1265.0

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 9% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 5% Lithuanian 4% Italian 3%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% German/W. Germanic 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: ▲ 6.19%
• Current HPI: 397.9008
• Rent YoY: ▼ -0.21%
• 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

+291.4% since first listed

18 events — show timeline

• 2026-06-11 Listed $636,000 CRMLS
• 2017-11-08 Sold (MLS) $135,000 CRMLS
• 2017-10-14 Pending — CRMLS
• 2017-08-30 Relisted — CRMLS
• 2017-08-16 Pending — CRMLS
• 2017-08-01 Price Changed $179,000 CRMLS
• 2017-07-03 Listed $195,000 CRMLS
• 2016-07-06 Listing Removed — CRMLS
• 2016-06-18 Listed $204,500 CRMLS
• 2015-03-20 Sold (MLS) $142,500 CRMLS
• 2015-03-05 Pending — CRMLS
• 2014-10-09 Price Changed $159,000 CRMLS
• 2014-08-22 Relisted — CRMLS
• 2014-08-20 Pending — CRMLS
• 2014-06-27 Price Changed $169,000 CRMLS
• 2014-06-27 Listed $169,999 CRMLS
• 2005-06-23 Sold (MLS) $159,000 CRMLS
• 2004-09-07 Listed $162,500 CRMLS

Property tax history

-3.4%/yr

Latest (2025): $238 · +0.0% YoY. Source: county tax records.