300 N Rampart #157 · Orange, CA 92868

$175,000

2 bd · 2.0 ba · 1,488 sqft · Manufactured · 247 Days on market

Built 1972 $118/sqft · 7% below area Est $188k · 7% 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 +10.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning mobile home located in Park Royale Mobile Home Park, in the heart of Orange, California. This is your chance for a convenient, community-focused lifestyle with excellent access to major freeways and local attractions. Ideally situated with easy access to the freeways, making for a smooth commute. Just a short drive to attractions like Disneyland and Angel Stadium. Parking: Typically includes dedicated carport parking for 3 cars.

Key facts

• Local attractions
• Community pool
• Built 1972

Tags

• PARK ROYALE MOBILE HOME PARK
• ACCESS TO MAJOR FREEWAYS
• LOCAL ATTRACTIONS
• DEDICATED CARPORT PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 2.3% in Orange — 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 73/100 on livability (#172 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, crime B; Watch: schools C-, health & safety C-, cost of living F.
• Orange Unified (urban): math 39% / reading 60% proficiency, ranked #127 of 517 in CA (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 36 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 43% of the median local income ($98k/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 + 1.9% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 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 1972 — 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. 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.
6. 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.
7. 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: 1.98% ✓
• Cap rate: 16.79%
• Cash-on-cash: 37.49%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (median comp): $188,175
• List price: $175,000
• Delta: -7.00%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 N Rampart St #37	0.00mi	2/2.0	1,440 (-3%)	10mo	$212,000	$147	87
300 N Rampart St #62	0.00mi	2/2.0	1,560 (+5%)	9mo	$110,000	$71	85
300 N Rampart St #198	0.00mi	2/2.0	1,440 (-3%)	14mo	$66,000	$46	83
300 N Rampart St #98	0.00mi	2/2.0	1,440 (-3%)	15mo	$115,000	$80	82
300 N Rampart St #113	0.00mi	3/2.5 (+1)	1,440 (-3%)	9mo	$260,000	$181	80
300 Rampart #194	0.00mi	3/2.0 (+1)	1,600 (+8%)	7mo	$215,000	$134	77
300 N Rampart St #76	0.00mi	3/2.0 (+1)	1,400 (-6%)	11mo	$131,000	$94	76
300 N Rampart St #174	0.00mi	3/2.0 (+1)	1,344 (-10%)	8mo	$249,900	$186	72
2300 S Lewis St #20	0.62mi	2/2.0	1,368 (-8%)	15mo	$65,000	$48	45
2300 Lewis St #183	0.62mi	2/2.0	1,344 (-10%)	14mo	$195,000	$145	44
2300 S Lewis St #72	0.62mi	3/2.0 (+1)	1,340 (-10%)	14mo	$270,000	$201	38
2300 S Lewis St #141	0.62mi	3/2.0 (+1)	1,344 (-10%)	20mo	$210,000	$156	34

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 · 1.89% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.33×
• Total profit: $65,375
• Equity at exit: $26,093

10-year hold

• IRR: 38.7%
• Equity multiple: 4.41×
• Total profit: $167,326
• Equity at exit: $15,131

Cash invested: $49,000 (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 92868

• Rents YoY: 1.9%
• Active inventory: 36
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,469 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $1,531

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 51%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3063 W Chapman Ave Orange, CA	1.0–2.0	1.0–2.0	869	$3,247	$3.73	1d	30	0.18mi
299 N State College Blvd Orange, CA	2.0	1.0–2.0	1006	$4,805	$4.78	1d	75	0.23mi
938 E Weaver Ln Anaheim, CA	3.0	3.0	1576	$3,995	$2.53	1d	1	0.48mi
385 S Manchester Ave Orange, CA	2.0	1.0–2.0	903	$4,346	$4.81	2d	26	0.55mi
1912 S Jacaranda St Anaheim, CA	3.0	1.0–2.0	993	$4,016	$4.04	1d	21	0.56mi
1910 S Union St Anaheim, CA	2.0	1.0–2.0	1135	$3,773	$3.32	1d	20	0.60mi
1921 S Union St Anaheim, CA	3.0	1.0–2.0	962	$3,727	$3.87	1d	19	0.65mi
1897 S Union St #132 Anaheim, CA	1.0	1.5	1224	$3,800	$3.10	1d	1	0.72mi
1893 S Union St #120 Anaheim, CA	3.0	2.0	1700	$3,950	$2.32	20d	1	0.73mi
1891 S Union St #111 Anaheim, CA	2.0	2.0	1599	$3,900	$2.44	1d	1	0.74mi
1818 S State College Blvd Anaheim, CA	1.0–2.0	1.0–2.0	1033	$3,280	$3.17	1d	14	0.75mi
2104 S Lewis St Anaheim, CA	1.0–2.0	1.0–2.0	804	$3,080	$3.83	1d	5	0.75mi
200 City Blvd W Orange, CA	2.0	1.0–2.0	897	$3,263	$3.64	1d	12	0.76mi
2100 E Katella Ave Anaheim, CA	1.0–2.0	2.0	1190	$3,350	$2.81	1d	7	0.77mi
1851 Union St Anaheim, CA	1.0	1.5	1223	$2,800	$2.29	1d	1	0.80mi
801 E Orangewood Ave Anaheim, CA	1.0–2.0	1.0–2.0	775	$3,185	$4.11	1d	4	0.84mi
2000 W Palmyra Ave Orange, CA	3.0	2.5	1387	$3,599	$2.59	10d	1	0.86mi
175 N Feldner Rd Orange, CA	1.0–2.0	1.0–2.0	753	$3,197	$4.24	2d	12	0.88mi
1801 E Katella Ave Anaheim, CA	1.0–2.0	1.0–2.0	919	$3,075	$3.34	10d	5	0.90mi
1801 E Katella Ave Anaheim, CA	1.0–2.0	1.0–2.0	911	$3,075	$3.37	21d	6	0.90mi
1801 E Katella Ave Anaheim, CA	1.0–2.0	1.0–2.0	911	$3,075	$3.37	1d	4	0.90mi
1801 E Katella Ave Anaheim, CA	1.0–2.0	1.0–2.0	911	$3,075	$3.37	24d	4	0.90mi
1815 S Westside Dr Anaheim, CA	2.0	1.0–2.5	1033	$3,995	$3.87	1d	27	0.91mi
1910 W Palmyra Ave #92 Orange, CA	3.0	1.5	1358	$3,400	$2.50	12d	1	0.94mi
13392 Dawn Ave Garden Grove, CA	3.0	2.0	1628	$3,795	$2.33	2d	1	0.94mi
1781 S Campton Ave Anaheim, CA	1.0–3.0	1.0–2.0	1071	$3,249	$3.03	1d	7	0.96mi
1515 E Katella Ave Anaheim, CA	2.0	1.0–2.0	775	$3,377	$4.36	1d	19	0.98mi
1725 S Auburn Way Anaheim, CA	2.0	1.0–2.0	821	$3,150	$3.83	1d	14	1.02mi
1921 W La Veta Ave Orange, CA	1.0–2.0	1.0	762	$2,847	$3.73	5d	6	1.04mi
13181 Balboa Ave Garden Grove, CA	3.0	2.0	1000	$3,295	$3.29	43d	1	1.05mi
331 E Wakefield Ave Anaheim, CA	3.0	2.0	1134	$3,200	$2.82	16d	1	1.13mi
12621 Lewis St Garden Grove, CA	2.0	2.0	960	$2,600	$2.71	7d	1	1.15mi
1323 W Palmyra Pl Unit B Orange, CA	2.0	1.5	920	$3,500	$3.80	18d	1	1.16mi
1323 W Palmyra Pl Unit B Orange, CA	2.0	1.5	920	$3,500	$3.80	19d	1	1.16mi
12681 Lewis St Garden Grove, CA	2.0	1.0–2.0	775	$2,722	$3.51	1d	1	1.17mi
126 E Wilken Way Unit 6 Anaheim, CA	2.0	1.0	900	$2,995	$3.33	1d	1	1.17mi
1690 S Lewis St Anaheim, CA	3.0	2.5	1772	$12,000	$6.77	1d	1	1.18mi
1676 S Lewis St Anaheim, CA	3.0	2.5	1821	$5,200	$2.86	1d	1	1.19mi
3825 W Garden Grove Blvd Orange, CA	1.0–3.0	1.0–2.5	1112	$2,630	$2.36	2d	3	1.22mi
1147 W Memory Ln Santa Ana, CA	2.0	1.5	956	$2,700	$2.82	43d	1	1.24mi

Listing history 15 events

1. 2026-06-18
   days on market $175,000 Active 247 DOM
2. 2026-06-17
   days on market $175,000 Active 246 DOM
3. 2026-06-16
   days on market $175,000 Active 245 DOM
4. 2026-06-15
   days on market $175,000 Active 244 DOM
5. 2026-06-13
   days on market $175,000 Active 242 DOM
6. 2026-06-13
   days on market $175,000 Active 241 DOM
7. 2026-06-09
   days on market $175,000 Active 238 DOM
8. 2026-06-08
   days on market $175,000 Active 237 DOM
9. 2026-06-07
   days on market $175,000 Active 236 DOM
10. 2026-06-04
    days on market $175,000 Active 233 DOM
11. 2026-06-03
    days on market $175,000 Active 232 DOM
12. 2026-06-02
    days on market $175,000 Active 231 DOM
13. 2026-06-01
    days on market $175,000 Active 230 DOM
14. 2026-05-31
    days on market $175,000 Active 229 DOM
15. 2025-10-14
    listed $175,000 Active 443-char remark

    Show marketing remark (443 chars)

    Stunning mobile home located in Park Royale Mobile Home Park, in the heart of Orange, California. This is your chance for a convenient, community-focused lifestyle with excellent access to major freeways and local attractions. Ideally situated with easy access to the freeways, making for a smooth commute. Just a short drive to attractions like Disneyland and Angel Stadium. Parking: Typically includes dedicated carport parking for 3 cars.

ⓘ 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 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,627
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$3,330
• − Management: −$3,330
• − Depreciation: −$5,091
• Taxable income: $16,573
• Est. tax owed @ 24.0%: −$3,977
• After-tax cash flow: $14,395/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: Orange Unified
• NCES district ID: 0628650
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 60% ▲ 3.00%
• Median HH income: $83,557
• Composite: 45.5/100
• National rank: #2609
• State rank: #127 of 517 in CA

Livability — Orange

• Score: 73/100
• State rank: #172
• US rank: #5560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orange, CA
• County: Orange County · 3,096,323 people
• City population: 143,297
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 26,380
• Household income: $97,500
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1763.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 51% White 25% Asian 16% Two or more races 15% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Italian 2% Portuguese 1% Romanian 1%
• Foreign-born: 25% · Canada, Vietnam, South Korea
• Languages at home: 53% English-only · Spanish 32% Vietnamese 4% Tagalog/Filipino 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: ▼ -537.48%
• Current HPI: 489.0285
• Rent YoY: ▲ 1.89%
• 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

• 2025-10-14 Listed $175,000 CRMLS

Property tax history

-1.6%/yr

Latest (2025): $95 · +0.2% YoY. Source: county tax records.