14352 Beach #73 · Westminster, CA 92683

$89,000

2 bd · 2.0 ba · 1,140 sqft · Manufactured · 3 Days on market

Built 1966

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to Beach Boulevard Cottages, a wonderful community conveniently located just a short drive from Little Saigon, popular Vietnamese restaurants, shopping centers, Bella Terra, and with easy access to the 405 and 22 Freeways. This charming 2-bedroom, 2-bath mobile home offers a comfortable and inviting floor plan with numerous updates throughout. The kitchen features quartz countertops, a center island, cabinetry and drawers, and includes a stainless steel refrigerator. The washer and dryer are also included. Beautiful beige wood-look luxury vinyl flooring flows throughout the home, complemented by bright windows that fill the living spaces with natural light. The spacious family room

Key facts

• Quartz countertops
• Shopping centers
• Center island

Tags

• SHORT DRIVE TO LITTLE SAIGON
• POPULAR VIETNAMESE RESTAURANTS
• SHOPPING CENTERS
• QUARTZ COUNTERTOPS
• CENTER ISLAND
• STAINLESS STEEL REFRIGERATOR

Property features AI

Finance

• Other: Park name: Beach Boulevard Cottages; Directions: South of Beach Blvd, left after Westminster Blvd
• HOA & community: Located in Beach Boulevard Cottages; Street lighting; Suburban community features; Manager approval required

Exterior

• Parking: 2 covered carport spaces (attached); 2 garage spaces; Total of 4 parking spaces; Guest parking available
• Utilities: District/public water; Public sewer; Natural gas connected/available; Electricity connected/available (standard); Cable available; Telephone in street; Water connected; Sewer connected
• Home design: Single-bodied manufactured home; One story; Turnkey condition; Mobile home remains on site; 12' x 72' mobile dimensions; Access via paved city streets
• Construction: Concrete perimeter foundation; Year-built source: Other
• Exterior features: Vinyl and wood fencing; Corner lot; Community pool

Interior

• Kitchen: Gas cooktop; Gas & electric range; Refrigerator; Quartz counters; Gas water heater
• Bedrooms: All bedrooms on main level; Includes a family room
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Shower
• Interior features: Quartz counters; Ceiling fan; One-level living; Front entry
• Laundry & utility: Washer included; Dryer included; Washer hookup; Gas dryer hookup; Gas & electric dryer hookup; Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $89k).
• Cap rate 27.8% vs local median 2.0% 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 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 39% 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 $615 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 + 2.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $89,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.14% ✓
• Cap rate: 27.77%
• Cash-on-cash: 76.71%
• DSCR: 4.41
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $180,120
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14352 Beach #66	0.10mi	2/2.0	1,080 (-5%)	1mo	$125,000	$116	86
14352 Beach Blvd #13	0.10mi	3/2.0 (+1)	1,104 (-3%)	14mo	$174,000	$158	74
14352 Beach Blvd #67	0.00mi	2/2.0	1,038 (-9%)	23mo	$166,000	$160	66
14352 Beach Blvd #99	0.00mi	2/2.0	1,300 (+14%)	14mo	$140,000	$108	65
14352 Beach Blvd #96	0.02mi	2/2.0	1,000 (-12%)	17mo	$110,000	$110	65
14352 Beach Blvd #39	0.02mi	2/2.0	1,040 (-9%)	24mo	$76,000	$73	64
14352 Beach Blvd #11	0.10mi	2/1.0	1,000 (-12%)	19mo	$85,000	$85	55
14272 Hoover St #151	0.47mi	3/2.0 (+1)	1,120 (-2%)	23mo	$240,000	$214	51
14272 Hoover St	0.47mi	3/2.0 (+1)	1,000 (-12%)	4mo	$210,000	$210	50
14272 Hoover St #141	0.47mi	3/2.0 (+1)	1,000 (-12%)	15mo	$220,000	$220	40

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: 75.6%
• Equity multiple: 4.38×
• Total profit: $84,320
• Equity at exit: $13,270

10-year hold

• IRR: 79.0%
• Equity multiple: 8.75×
• Total profit: $193,147
• Equity at exit: $7,695

Cash invested: $24,920 (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: 2.7×

Monthly cashflow live

• Estimated rent: $2,795 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $1,593

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 38%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7861 14th St Unit C Westminster, CA	2.0	2.0	925	$2,800	$3.03	1d	1	0.24mi
7861 14th St Westminster, CA	2.0	2.0	1025	$2,700	$2.63	2d	1	0.25mi
7792 15th St Westminster, CA	1.0	1.0	950	$2,400	$2.53	3d	1	0.31mi
14332 Joyce Ave Westminster, CA	3.0	2.0	1100	$3,890	$3.54	1d	1	0.38mi
14322 Joyce Ave Westminster, CA	3.0	2.0	1200	$4,190	$3.49	5d	1	0.38mi
7643 14th St Westminster, CA	2.0	2.0	1002	$3,250	$3.24	1d	1	0.42mi
7661 Baylor Dr Westminster, CA	1.0–2.0	1.0	787	$2,400	$3.05	1d	2	0.49mi
13920 Hoover St Westminster, CA	2.0	1.0–2.0	645	$3,031	$4.70	1d	11	0.65mi
8631 Westminster Ave Garden Grove, CA	1.0–2.0	1.0	660	$2,489	$3.77	1d	9	0.72mi
8810 Hewitt Pl #22 Garden Grove, CA	2.0	2.5	1025	$3,200	$3.12	1d	1	0.93mi
7731 Trask Ave Westminster, CA	2.0	1.0	960	$2,595	$2.70	1d	2	0.98mi
14051 Locust St Unit 201 Westminster, CA	2.0	2.5	1019	$3,127	$3.07	15d	1	0.98mi
13891 Cedar St Westminster, CA	2.0	1.5	1194	$2,950	$2.47	1d	1	1.00mi
7012 Main St Westminster, CA	1.0–2.0	1.0	812	$2,395	$2.95	11d	5	1.01mi
13781 Cherry St Westminster, CA	2.0	1.0	1000	$2,300	$2.30	1d	1	1.02mi
13781 Cherry St Unit 2 Westminster, CA	2.0	1.0	1000	$2,300	$2.30	17d	1	1.02mi
7012 Main St Unit 7042-11 Westminster, CA	2.0	1.0	900	$2,395	$2.66	1d	1	1.02mi
7012 Main St Unit 7022-16 Westminster, CA	2.0	1.0	900	$2,395	$2.66	7d	1	1.02mi
7012 Main St Unit 7042-04 Westminster, CA	1.0	1.0	725	$1,995	$2.75	1d	1	1.02mi
7012 Main St Unit 7042-06 Westminster, CA	2.0	1.0	900	$2,395	$2.66	17d	1	1.02mi
7012 Main St Unit 7032-02 Westminster, CA	1.0	1.0	725	$1,995	$2.75	7d	1	1.02mi
13872 Locust St Westminster, CA	2.0	1.0	1194	$2,950	$2.47	3d	1	1.03mi
13751 Cherry St Unit 3 Westminster, CA	2.0	1.0	800	$2,325	$2.91	1d	1	1.03mi
13751 Cherry St Unit 4 Westminster, CA	2.0	1.0	700	$2,395	$3.42	1d	1	1.03mi
13751 Cherry St Unit 6 Westminster, CA	2.0	1.0	700	$2,495	$3.56	1d	1	1.03mi
14452 Goldenwest St Westminster, CA	2.0	1.5	1300	$3,098	$2.38	1d	1	1.03mi
8520 Gloria Ave Garden Grove, CA	1.0–2.0	1.0	762	$2,450	$3.21	1d	4	1.03mi
8842 Enloe Ave Garden Grove, CA	3.0	2.0	1300	$3,950	$3.04	1d	1	1.07mi
13782 Locust St Westminster, CA	2.0	1.0	917	$2,765	$3.02	1d	2	1.07mi
7152 Fenway Dr Westminster, CA	1.0	1.0	766	$2,250	$2.94	24d	1	1.13mi
13171 Monroe St Garden Grove, CA	2.0	2.0	988	$2,795	$2.83	1d	1	1.20mi
7211 Trask Ave Unit 7211-A Westminster, CA	2.0	1.5	1100	$2,595	$2.36	1d	1	1.21mi
8172 Larson Ave Garden Grove, CA	3.0	2.5	1233	$3,450	$2.80	1d	1	1.22mi
8041 Worthy Dr Westminster, CA	2.0	1.0	900	$2,700	$3.00	1d	1	1.26mi
13292 Yockey St Unit 23 Garden Grove, CA	1.0	1.0	750	$1,995	$2.66	17d	1	1.30mi
13051 Monroe St Unit C Garden Grove, CA	2.0	2.0	1100	$2,700	$2.45	1d	1	1.32mi
15200 Magnolia St Westminster, CA	1.0–2.0	1.0	762	$2,675	$3.51	2d	2	1.33mi
14523 Ontario Dr Westminster, CA	2.0	2.0	750	$2,600	$3.47	43d	1	1.35mi
13057 Kiwi Ln Garden Grove, CA	3.0	2.5	1261	$3,500	$2.78	1d	1	1.36mi
13392 Magnolia St Unit 13392-C Garden Grove, CA	2.0	2.0	1129	$2,595	$2.30	22d	1	1.37mi

Listing history 4 events

1. 2026-06-18
   days on market $89,000 Active 3 DOM
2. 2026-06-17
   days on market $89,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $89,000 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 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: $33,540
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − Depreciation: −$2,589
• Taxable income: $18,819
• Est. tax owed @ 24.0%: −$4,516
• After-tax cash flow: $14,599/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

1 event — show timeline

• 2026-06-15 Listed $89,000 CRMLS