21851 Newland St #244 · Huntington Beach, CA 92646

$110,000

2 bd · 1.5 ba · 960 sqft · Manufactured · 87 Days on market

Built 1968 Good condition

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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
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfectly positioned in the desirable Huntington by the Sea community, this charming double-wide mobile home brings coastal living right to your doorstep. Offering 2 bedrooms and 1.5 bathrooms, the home features a comfortable and functional layout ideal for everyday living or a relaxing beachside retreat. Recent upgrades add exceptional value including a new roof that is only one year old, new fencing for added privacy, a fresh concrete slab along the side that is perfect for outdoor seating, entertaining, or additional parking, and newly installed turf that provides a clean and low-maintenance outdoor space. Wake up to the refreshing ocean breeze and enjoy a lifestyle where every day feels

Key facts

• Community pool
• Built 1968
• Listed 86 days

Property features AI

Finance

• Other: Manager approval required; Pets allowed
• Financial info: Monthly land lease payment
• HOA & community: Land lease community (Huntington by the Sea); Community features include curbs, dog park, street lighting, storm drains, and sidewalks

Exterior

• Parking: Attached carport; Has parking (within Huntington by the Sea park)
• Utilities: Private sewer; District/public water
• Home design: Manufactured/mobile home (Model: Newmoon); Double-wide body type; One story; Entry at ground level
• Construction: Mobile home remains on site; Mobile dimensions approximately 24' x 40'; Year built recorded by assessor
• Exterior features: Awning; Shed; Vinyl fencing; Back yard; Community pool

Interior

• Kitchen: Quartz counters
• Bedrooms: Primary bedroom with walk-in closet; Living room
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Quartz countertops; Community spa
• Laundry & utility: Laundry in kitchen; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.8% 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.
• 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 (+1.2%/yr); 120 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 33% of the median local income ($131k/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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.25% ✓
• Cap rate: 28.78%
• Cash-on-cash: 80.29%
• DSCR: 4.57
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $244,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21851 Newland St #206	0.00mi	2/2.0	1,008 (+5%)	16mo	$95,000	$94	76
21752 Pacific coast Hwy #20	0.05mi	2/2.0	1,100 (+15%)	11mo	$280,000	$255	62

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: 75.7%
• Equity multiple: 4.34×
• Total profit: $102,943
• Equity at exit: $16,401

10-year hold

• IRR: 78.9%
• Equity multiple: 8.42×
• Total profit: $228,447
• 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 92646

• Rents YoY: 1.2%
• Active inventory: 120
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $3,571 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: −$750
• Net cashflow: $1,994

Break-even live

Break-even rent $1,046

Max offer price $110,000

Occupancy floor 39%

Sensitivity live

Price	-10% $2,070	-5% $2,032	+0% $1,994	+5% $1,956	+10% $1,918
Rent	-10% $1,712	-5% $1,853	+0% $1,994	+5% $2,135	+10% $2,277
Rate	-1.0pp $2,050	-0.5pp $2,022	base $1,994	+0.5pp $1,966	+1.0pp $1,937

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 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8461 Lomond Dr Huntington Beach, CA	3.0	1.0	950	$3,800	$4.00	11d	1	0.43mi
21270 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	679	$3,537	$5.21	0d	13	0.50mi
8450 Atlanta Ave Huntington Beach, CA	1.0–2.0	1.0	791	$2,845	$3.59	0d	9	0.71mi
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,108	$3.56	0d	3	0.81mi
80 HUNTINGTON St Huntington Beach, OS	1.0	1.0	594	$2,950	$4.97	0d	1	0.83mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$5,950	$5.23	0d	27	0.95mi
401 Atlanta Ave Huntington Beach, CA	1.0	1.0	555	$2,270	$4.09	0d	3	0.96mi
229 Atlanta Ave Unit 229 Huntington Beach, CA	1.0	1.0	700	$2,500	$3.57	0d	1	0.99mi
223 Atlanta Ave Huntington Beach, CA	1.0	1.0	700	$2,800	$4.00	0d	1	0.99mi
223 Atlanta Ave Unit 223 Huntington Beach, CA	1.0	1.0	650	$2,750	$4.23	0d	1	0.99mi
7623 Bay Dr #103 Huntington Beach, CA	2.0	1.0	968	$3,200	$3.31	0d	1	0.99mi
8877 Lauderdale Ct Unit 214C Huntington Beach, CA	2.0	2.0	1009	$3,600	$3.57	0d	1	1.07mi
218 Chicago Ave Apt 2 Huntington Beach, CA	1.0	1.0	600	$2,595	$4.33	0d	1	1.08mi
218 Chicago Ave Huntington Beach, CA	1.0	1.0	600	$2,545	$4.24	11d	2	1.08mi
218 Chicago Ave Unit 07 Huntington Beach, CA	1.0	1.0	600	$2,495	$4.16	0d	1	1.08mi
227 1st St Unit 3 Huntington Beach, CA	2.0	2.0	1050	$7,000	$6.67	19d	1	1.08mi
409 California St Unit 1 Huntington Beach, CA	1.0	1.0	600	$2,200	$3.67	0d	1	1.11mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	11d	1	1.12mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	0d	1	1.12mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,500	$4.23	0d	2	1.16mi
518 Geneva Ave Huntington Beach, CA	1.0	1.0	530	$2,175	$4.10	0d	1	1.18mi
420 Lake St #101 Huntington Beach, CA	2.0	2.0	1023	$4,000	$3.91	20d	1	1.20mi
8302 Indianapolis Ave Huntington Beach, CA	3.0	2.0	1045	$4,450	$4.26	20d	1	1.22mi
430 Lake St #202 Huntington Beach, CA	2.0	2.0	1023	$3,850	$3.76	19d	1	1.22mi
224 Frankfort Ave Huntington Beach, CA	2.0	1.0	925	$3,750	$4.05	0d	1	1.23mi
820 Geneva Ave Unit B Huntington Beach, CA	2.0	1.0	750	$3,200	$4.27	25d	1	1.24mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	18d	1	1.36mi
8933 Modesto Cir Unit 1215B Huntington Beach, CA	2.0	2.0	1091	$3,200	$2.93	0d	1	1.36mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	16d	1	1.39mi
20331 Bluffside Cir #221 Huntington Beach, CA	1.0	1.0	767	$2,900	$3.78	0d	1	1.42mi
20321 Tidepool Cir Unit 105 Huntington Beach, CA	2.0	2.0	1104	$3,700	$3.35	0d	1	1.43mi
20301 Bluffside Cir Unit D110 Huntington Beach, CA	2.0	2.0	1101	$5,250	$4.77	0d	1	1.45mi
711 Pacific Coast Hwy Huntington Beach, CA	1.0–3.0	1.0–2.0	1089	$6,675	$6.13	0d	3	1.47mi
711 Pacific Coast Hwy #325 Huntington Beach, CA	2.0	1.0	968	$9,500	$9.81	0d	1	1.47mi

Listing history 24 events

1. 2026-06-21
   days on market $110,000 Active 87 DOM
2. 2026-06-18
   days on market $110,000 Active 84 DOM
3. 2026-06-17
   days on market $110,000 Active 83 DOM
4. 2026-06-16
   days on market $110,000 Active 82 DOM
5. 2026-06-15
   days on market $110,000 Active 81 DOM
6. 2026-06-13
   days on market $110,000 Active 79 DOM
7. 2026-06-13
   days on market $110,000 Active 78 DOM
8. 2026-06-09
   days on market $110,000 Active 75 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    pricedays on market $110,000 Active 74 DOM
11. 2026-06-07
    days on market $129,900 Active 73 DOM
12. 2026-06-04
    days on market $129,900 Active 70 DOM
13. 2026-06-03
    days on market $129,900 Active 69 DOM
14. 2026-06-02
    days on market $129,900 Active 68 DOM
15. 2026-06-01
    days on market $129,900 Active 67 DOM
16. 2026-05-31
    days on market $129,900 Active 66 DOM
17. 2026-03-26
    listed $129,900 Active
18. 2024-07-12
    status Pending Sale
19. 2024-07-08
    historical
20. 2024-04-06
    price $114,500
21. 2024-04-05
    status Active
22. 2024-04-05
    status Pending Sale
23. 2024-01-25
    price $123,500
24. 2023-11-11
    listed $128,500 Active

ⓘ 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 ≥82°F today · 23 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: $42,852
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$1,348
• − Repairs & maintenance: −$3,428
• − Management: −$3,428
• − Depreciation: −$3,200
• Taxable income: $23,636
• Est. tax owed @ 24.0%: −$5,673
• After-tax cash flow: $18,261/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This mobile home is in excellent condition with recent upgrades, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and outdoor living space
• Both New flooring in bedrooms — Improves comfort and aesthetics in living spaces

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and outdoor living space ↑
• Both New flooring in bedrooms — Improves comfort and aesthetics in living spaces ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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): 54,615
• Household income: $130,672
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 1226.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 13% Two or more races 13%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Vietnam, Canada, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 5% 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: ▼ -1082.92%
• Current HPI: 459.3987
• 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

+1.1% since first listed

8 events — show timeline

• 2026-03-26 Listed $129,900 CRMLS
• 2024-07-12 Pending — CRMLS
• 2024-07-08 Listing Removed — CRMLS
• 2024-04-06 Price Changed $114,500 CRMLS
• 2024-04-05 Relisted — CRMLS
• 2024-04-05 Pending — CRMLS
• 2024-01-25 Price Changed $123,500 CRMLS
• 2023-11-11 Listed $128,500 CRMLS