17261 GOTHARD St #67 · Huntington Beach, CA 92647

$110,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 314 Days on market

Built 1996 Est $172k · 36% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE IMPROVEMENT! Welcome to Beachview Mobile Home Park, a serene 55+/45 age-restricted community in Huntington Beach. This charming home offers a comfortable living space with Cathedral ceiling, two bedrooms and two bathrooms. Notable features include a pantry, an indoor laundry room, and window coverings for added privacy. The dual-pane windows enhance energy efficiency, while carpeting in the living room, hallway, and bedrooms creates a cozy atmosphere. The owner's suite boasts a convenient curb-less shower, and the kitchen is equipped with a Frigidaire refrigerator, Microwave, Magic Chef range, and a dishwasher. Additionally, the property includes a washer and dryer, along with two sto

Key facts

• Curb-less shower
• Dual-pane windows
• Two storage sheds

Tags

• INDOOR LAUNDRY ROOM
• DUAL-PANE WINDOWS
• CURB-LESS SHOWER
• FRIGIDAIRE REFRIGERATOR
• MAGIC CHEF RANGE
• TWO STORAGE SHEDS

Property features AI

Finance

• Other: Park name: BEACHVIEW MHP; Access via city streets; paved road frontage
• Financial info: Monthly land lease: $1,950 (park-provided amount; buyer to verify)
• HOA & community: Senior community; Manager approval required; Pets: call for details; Community features include biking and street lighting; Located in Beachview MHP (land lease park)

Exterior

• Parking: Assigned carport spaces; Attached carport with 2 parking spaces
• Utilities: Natural gas connected; Electricity on property and connected; Water connected (District/Public); Public sewer / sewer connected; Cable available; Telephone in street
• Home design: Single-story mobile home (Model: LAKE SPRINGS); Entry at front door; One level; Mobile dimensions approximately 20' x 48'; Mobile home remains; Shingle roof
• Construction: Masonite exterior; Pier jacks foundation; Built (year per public records)
• Exterior features: Covered front porch; Deck; Patio; Association pool access; Two sheds; Zero lot line; No fencing; Wood skirt

Interior

• Kitchen: Gas range and gas oven; Microwave; Refrigerator; Dishwasher; Laminate counters; Gas water heater
• Bedrooms: All bedrooms on main floor; Main floor bedroom
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms; Bathrooms with shower in tub, walk-in shower, exhaust fan(s), and laminate counters
• Heating & cooling: Central furnace
• Interior features: Turnkey condition; High ceilings (9 feet+); Pantry; Double pane windows; Unfurnished
• Laundry & utility: Inside laundry; Washer included; Dryer included; Water heater unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

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 $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.1% vs local median 1.6% in Huntington 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 67/100 on livability (#306 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A-, schools B+; Watch: amenities C-, cost of living F, health & safety F.
• Ocean View (suburban): math 57% / reading 63% proficiency, ranked #207 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.2%/yr); 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 31% of the median local income ($105k/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 $761 of loan paydown is wiped out by about $3k 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 + 1.2% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are B-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?
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: 2.44% ✓
• Cap rate: 21.08%
• Cash-on-cash: 52.83%
• DSCR: 3.35
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $171,840
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17261 GOTHARD St #50	0.00mi	2/2.0	940 (-2%)	3mo	$84,000	$89	94
17261 Gothard St #63	0.00mi	2/1.0	880 (-8%)	7mo	$84,000	$95	76
17261 GOTHARD St #51	0.00mi	2/2.0	1,050 (+9%)	12mo	$112,000	$107	74
17261 Gothard #26	0.04mi	2/2.0	920 (-4%)	22mo	$165,000	$179	73
17261 Gothard St #34	0.00mi	2/2.0	1,040 (+8%)	20mo	$195,000	$188	69
7850 Slater #38	0.62mi	2/2.0	960 (0%)	8mo	$175,000	$182	64
7850 Slater Ave Spc 66	0.64mi	3/2.0 (+1)	1,056 (+10%)	20mo	$215,000	$204	32

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 45.9%
• Equity multiple: 2.94×
• Total profit: $59,615
• Equity at exit: $16,401

10-year hold

• IRR: 50.9%
• Equity multiple: 5.52×
• Total profit: $139,128
• Equity at exit: $9,511

Cash invested: $30,800 (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 92647

• Rents YoY: 1.2%
• Active inventory: 75
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,679 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $1,289

Break-even live

Break-even rent $1,046

Max offer price $110,000

Occupancy floor 47%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7302 Elk Cir Huntington Beach, CA	2.0	1.0	850	$2,650	$3.12	11d	1	0.28mi
7302 Elk Cir Apt 4 Huntington Beach, CA	2.0	1.0	850	$2,650	$3.12	1d	1	0.28mi
7261 La Mancha Cir Unit C Huntington Beach, CA	2.0	2.0	921	$2,500	$2.71	22d	1	0.49mi
6762 Warner Ave Huntington Beach, CA	2.0	1.5	920	$2,750	$2.99	1d	6	0.50mi
17441 Koledo Ln Apt D Huntington Beach, CA	2.0	2.0	900	$2,375	$2.64	1d	1	0.55mi
7771 Sycamore Dr Unit SYCAMORE7771-C Huntington Beach, CA	2.0	1.5	800	$2,550	$3.19	14d	1	0.56mi
17371 Queens Ln Apt 4 Huntington Beach, CA	2.0	1.0	800	$2,295	$2.87	1d	1	0.58mi
6700 Warner Ave Huntington Beach, CA	2.0	1.0–2.0	875	$3,260	$3.73	1d	1	0.59mi
7701 Warner Ave Unit A004 Huntington Beach, CA	1.0	1.0	750	$2,585	$3.45	1d	1	0.60mi
7701 Warner Ave Apt A11 Huntington Beach, CA	1.0	1.0	750	$2,445	$3.26	10d	1	0.60mi
7701 Warner Ave Unit B024 Huntington Beach, CA	1.0	1.0	750	$2,505	$3.34	19d	1	0.60mi
7701 Warner Ave Unit A010 Huntington Beach, CA	1.0	1.0	750	$2,445	$3.26	16d	1	0.60mi
7701 Warner Ave Unit E081 Huntington Beach, CA	1.0	1.0	750	$2,445	$3.26	1d	1	0.60mi
7701 Warner Ave Apt G115 Huntington Beach, CA	1.0	1.0	750	$2,535	$3.38	1d	1	0.60mi
16682 Goldenwest St Unit 2 Huntington Beach, CA	2.0	2.0	900	$2,800	$3.11	1d	1	0.61mi
17301 Keelson Ln Huntington Beach, CA	2.0	1.0	691	$2,770	$4.01	1d	5	0.62mi
16612 Bartlett Ln Unit 4 Huntington Beach, CA	2.0	1.0	1000	$2,600	$2.60	19d	1	0.67mi
6600 Warner Ave Huntington Beach, CA	1.0	1.0	754	$2,348	$3.11	7d	4	0.68mi
6600 Warner Ave Huntington Beach, OS	1.0	1.0	769	$2,185	$2.84	1d	2	0.68mi
7802 Speer Dr Unit C Huntington Beach, CA	2.0	2.0	900	$2,595	$2.88	1d	1	0.68mi
6600 Warner Ave #138 Huntington Beach, CA	1.0	1.0	754	$2,700	$3.58	19d	1	0.71mi
16761 Viewpoint Ln Huntington Beach, CA	2.0	1.5–2.0	938	$2,863	$3.05	1d	15	0.72mi
6551 Warner Ave Huntington Beach, CA	1.0	1.0	770	$2,520	$3.27	1d	6	0.76mi
7822 Newman Ave Unit B Huntington Beach, CA	2.0	1.5	950	$2,500	$2.63	1d	1	0.77mi
16673 Viewpoint Ln Huntington Beach, CA	2.0	1.0	847	$2,795	$3.30	13d	1	0.79mi
7921 Moonshadow Cir Unit 4 Huntington Beach, CA	2.0	1.0	950	$2,545	$2.68	1d	1	0.81mi
7901 Newman Ave Apt C Huntington Beach, CA	2.0	2.0	900	$2,425	$2.69	1d	1	0.82mi
8081 Holland Dr Huntington Beach, CA	1.0–2.0	1.0	790	$2,878	$3.64	1d	9	0.83mi
6401 Warner Ave Huntington Beach, CA	2.0–3.0	1.0–2.5	1145	$2,460	$2.15	1d	16	0.87mi
17610 Cameron Ln Unit H Huntington Beach, CA	2.0	2.5	1020	$2,700	$2.65	1d	1	0.89mi
17972 Baron Cir Unit 4 Huntington Beach, CA	2.0	1.0	876	$2,695	$3.08	1d	1	0.90mi
7811 Talbert Ave Huntington Beach, CA	2.0	1.0	950	$2,969	$3.13	1d	1	0.90mi
6242 Warner Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	830	$2,925	$3.52	1d	12	0.97mi
8200 Warner Ave Huntington Beach, CA	2.0	1.0	937	$2,800	$2.99	1d	3	0.99mi
18242 Parkview Ln #106 Huntington Beach, CA	1.0	1.0	593	$1,950	$3.29	2d	1	1.04mi
7912 Glencoe Dr Huntington Beach, CA	3.0	1.0	1100	$3,900	$3.55	1d	1	1.06mi
17081 Evergreen Cir Unit D Huntington Beach, CA	1.0	1.0	900	$2,295	$2.55	1d	1	1.07mi
7601 Amazon Dr Unit 2 Huntington Beach, CA	2.0	2.0	1000	$2,650	$2.65	1d	1	1.11mi
7290 Edinger Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	941	$3,824	$4.06	1d	19	1.16mi
17031 Pinehurst Ln Unit B Huntington Beach, CA	2.0	2.0	800	$3,000	$3.75	1d	1	1.17mi

Listing history 19 events

1. 2026-06-18
   days on market $110,000 Active 314 DOM
2. 2026-06-17
   days on market $110,000 Active 313 DOM
3. 2026-06-16
   days on market $110,000 Active 312 DOM
4. 2026-06-15
   days on market $110,000 Active 311 DOM
5. 2026-06-13
   days on market $110,000 Active 309 DOM
6. 2026-06-13
   days on market $110,000 Active 308 DOM
7. 2026-06-10
   days on market $110,000 Active 306 DOM
8. 2026-06-09
   days on market $110,000 Active 305 DOM
9. 2026-06-08
   days on market $110,000 Active 304 DOM
10. 2026-06-07
    days on market $110,000 Active 303 DOM
11. 2026-06-04
    days on market $110,000 Active 300 DOM
12. 2026-06-03
    days on market $110,000 Active 299 DOM
13. 2026-06-02
    days on market $110,000 Active 298 DOM
14. 2026-06-01
    days on market $110,000 Active 297 DOM
15. 2026-05-31
    days on market $110,000 Active 296 DOM
16. 2026-03-19
    price $110,000
17. 2025-08-08
    listed $122,000 Active
18. 2005-01-15
    soldstatus $90,000
19. 2004-11-28
    listed $90,000

ⓘ 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 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,143
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$1,348
• − Repairs & maintenance: −$2,571
• − Management: −$2,571
• − Depreciation: −$3,200
• Taxable income: $14,641
• Est. tax owed @ 24.0%: −$3,514
• After-tax cash flow: $11,959/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: Ocean View
• NCES district ID: 0628140
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 63% ▼ -1.00%
• Median HH income: $77,469
• Composite: 55.3/100
• National rank: #2725
• State rank: #207 of 1400 in CA

Livability — Huntington Beach

• Score: 67/100
• State rank: #306
• US rank: #10298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Beach, CA
• County: Orange County · 3,096,323 people
• City population: 194,835
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 59,047
• Household income: $105,110
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 3065.0

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 0.66)
• Race & ethnicity: White 50% Hispanic / Latino 27% Two or more races 15% Asian 14% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 68% English-only · Spanish 15% Vietnamese 6% Other Indo-European 3%

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: ▼ -1044.38%
• Current HPI: 401.8266
• Rent YoY: ▲ 1.20%
• 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

+22.2% since first listed

4 events — show timeline

• 2026-03-19 Price Changed $110,000 CRMLS
• 2025-08-08 Listed $122,000 CRMLS
• 2005-01-15 Sold (MLS) $90,000 CRMLS
• 2004-11-28 Listed $90,000 CRMLS

Property tax history

-3.4%/yr

Latest (2025): $142 · -4.6% YoY. Source: county tax records.