5200 Heil Ave #60 · Huntington Beach, CA 92649

$159,000

2 bd · 2.0 ba · 1,080 sqft · Manufactured · 58 Days on market

Built 1987 Est $156k · at est.

---

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 +6.5/15.0
• Schools +5.5/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover exceptional value and modern comfort in this beautifully remodeled 1,080 square foot home, perfectly situated on a spacious lot within the desirable Sea Breeze Mobile Estates Community. Located minutes from Huntington Harbor & Bolsa Chica State Beach! It’s a wonderful 55+ Community. Residents enjoy a sparkling pool and community center. Step inside to find a bright and airy interior defined by vaulted ceilings, an abundance of windows, and brand-new luxury vinyl plank flooring throughout. The heart of the home is the upgraded kitchen, featuring crisp, freshly painted white cabinets and a full suite of included appliances and lots of storage. Entertaining is effortless w

Key facts

• Covered front porch
• Upgraded kitchen
• Spacious lot

Tags

• REMODELED HOME
• SPACIOUS LOT
• UPGRADED KITCHEN
• LARGE GREAT ROOM
• BUILT-IN HUTCH
• COVERED FRONT PORCH

Property features AI

Finance

• Financial info: Land lease (park) — $1,695 monthly
• HOA & community: Senior community; Park name: Sea Breeze Estataes; Manager approval required; Pets allowed; Gutters (community feature)

Exterior

• Parking: Attached carport (2 spaces); Guest parking available
• Security: Smoke detector; Carbon monoxide detector(s); Security lights; Resident manager
• Utilities: Public/district water (connected); Public sewer (connected); Standard electricity (connected); Natural gas available and connected
• Home design: Single-story; Mobile home remains on site (24' x 48'); Turnkey condition; Entry via front door; Rectangular, level/flat lot; Near public transit; Close to clubhouse; Back yard; Access via paved city streets
• Construction: Hardboard exterior; Wood skirting; Pier jacks foundation; Wood fencing
• Exterior features: Front porch (covered); Porch and deck; Awning; Exterior lighting; Covered patio; Community in-ground pool (fenced, filtered); Shed (1)

Interior

• Kitchen: Remodeled kitchen; Kitchen open to family room; Kitchen island; Butler’s pantry; Pots & pan drawers; Garbage disposal; Gas range and gas oven; Range/stove hood; Refrigerator; Water heater unit (gas)
• Bedrooms: Primary bedroom (main floor); Main floor bedroom; Primary suite
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Remodeled bathrooms with walk-in shower
• Heating & cooling: Natural gas heating; Forced air heating
• Interior features: Beamed ceilings; Built-in shelving/units; High (9+ ft) ceilings; Living room balcony; Pantry; Open floor plan; Storage space; Drapes/curtains; No interior steps (accessible)
• Laundry & utility: Laundry room (individual room); Washer included; Dryer included; Washer hookup; Gas dryer hookup; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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.
• 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 (+2.2%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 31% of the median local income ($123k/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 + 2.2% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.99% ✓
• Cap rate: 16.85%
• Cash-on-cash: 37.70%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $155,520
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5200 Heil Ave #7	0.03mi	2/2.0	1,080 (0%)	1mo	$125,000	$116	98
5200 Heil Ave #64	0.03mi	2/2.0	1,117 (+3%)	1mo	$250,301	$224	92
5200 Heil #25	0.03mi	2/2.0	1,040 (-4%)	9mo	$150,000	$144	85
5200 Heil Ave #53	0.00mi	2/2.0	1,128 (+4%)	10mo	$119,500	$106	85
5200 Heil Ave #37	0.03mi	2/2.0	1,200 (+11%)	1mo	$150,000	$125	79
5200 Heil Ave #8	0.03mi	2/2.0	978 (-9%)	7mo	$143,000	$146	77
5200 Heil Ave #18	0.03mi	2/2.0	960 (-11%)	6mo	$160,000	$167	75
5200 Heil Ave #63	0.03mi	2/2.0	1,223 (+13%)	12mo	$159,000	$130	67

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 2.36×
• Total profit: $60,751
• Equity at exit: $23,707

10-year hold

• IRR: 39.3%
• Equity multiple: 4.53×
• Total profit: $157,241
• Equity at exit: $13,747

Cash invested: $44,520 (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 92649

• Rents YoY: 2.2%
• Active inventory: 83
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,161 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $1,399

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,509	-5% $1,454	+0% $1,399	+5% $1,344	+10% $1,289
Rent	-10% $1,149	-5% $1,274	+0% $1,399	+5% $1,524	+10% $1,649
Rate	-1.0pp $1,479	-0.5pp $1,439	base $1,399	+0.5pp $1,358	+1.0pp $1,316

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16592 Jib Cir Unit B Huntington Beach, CA	3.0	2.5	1500	$4,300	$2.87	1d	1	0.30mi
4901 Heil Ave Huntington Beach, CA	1.0	1.0	675	$2,112	$3.13	1d	4	0.36mi
4881 Vista Dr Unit 3 Huntington Beach, CA	2.0	2.0	902	$3,200	$3.55	2d	1	0.37mi
5141 Cheryl Dr Huntington Beach, CA	3.0	1.5	1120	$4,200	$3.75	16d	1	0.41mi
16862 Coach Ln Huntington Beach, CA	2.0	1.0	1000	$3,500	$3.50	1d	1	0.42mi
16082 Schryer Ln Huntington Beach, CA	3.0	2.0	1214	$8,000	$6.59	3d	1	0.46mi
16842 Hoskins Ln Unit A Huntington Beach, CA	3.0	2.0	1072	$3,195	$2.98	3d	1	0.52mi
16752 Lynn Ln Apt C Huntington Beach, CA	1.0	1.0	800	$2,350	$2.94	2d	1	0.54mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	15d	1	0.54mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	13d	1	0.54mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	1d	1	0.54mi
5082 Edinger Ave Huntington Beach, CA	3.0	2.0	1278	$4,500	$3.52	1d	1	0.55mi
16701 Lynn Ln Apt C Huntington Beach, CA	2.0	2.0	1000	$2,600	$2.60	10d	1	0.55mi
4881 Kona Dr Unit A Huntington Beach, CA	3.0	2.5	1300	$3,295	$2.53	10d	1	0.56mi
17052 Green Ln Huntington Beach, CA	1.0	1.0	731	$2,395	$3.28	1d	3	0.60mi
16862 Lynn Ln Apt E Huntington Beach, CA	2.0	1.0	970	$2,625	$2.71	19d	1	0.60mi
16862 Lynn Ln Unit F Huntington Beach, CA	1.0	1.0	820	$2,195	$2.68	19d	1	0.60mi
16872 Lynn Ln Unit 72B Huntington Beach, CA	1.0	1.0	820	$2,195	$2.68	19d	1	0.60mi
4922 Edinger Ave Huntington Beach, CA	2.0	2.0	1000	$2,800	$2.80	10d	1	0.61mi
16941 Hoskins Ln Apt 1 Huntington Beach, CA	2.0	2.0	1255	$3,000	$2.39	21d	1	0.62mi
5681 Mangrum Dr Huntington Beach, CA	3.0	2.0	1132	$4,995	$4.41	1d	1	0.63mi
16581 Le Grande Ln Unit B Huntington Beach, CA	1.0	1.0	700	$2,075	$2.96	1d	1	0.65mi
4608 Via Vista Cir #4 Huntington Beach, CA	2.0	1.0	855	$2,899	$3.39	10d	1	0.67mi
5192 Robinwood Dr Huntington Beach, CA	3.0	2.0	1232	$5,000	$4.06	1d	1	0.68mi
4562 Heil Ave Unit 1 Huntington Beach, CA	3.0	2.0	1250	$3,750	$3.00	3d	1	0.69mi
4701 Warner Ave Huntington Beach, CA	1.0–2.0	1.0	870	$2,895	$3.33	1d	4	0.70mi
4675 Twintree Dr Huntington Beach, CA	2.0	1.5	960	$3,495	$3.64	1d	1	0.73mi
5952 Par Cir Huntington Beach, CA	3.0	2.0	1437	$5,400	$3.76	13d	1	0.74mi
16682 Algonquin St Huntington Beach, CA	2.0	2.0	1000	$2,695	$2.69	19d	1	0.75mi
16682 Algonquin St Apt C Huntington Beach, CA	2.0	2.0	800	$2,695	$3.37	10d	1	0.75mi
17101 Springdale St Huntington Beach, CA	1.0	1.0	780	$2,640	$3.38	13d	1	0.86mi
17101 Springdale St Huntington Beach, CA	1.0	1.0	780	$2,640	$3.38	1d	1	0.86mi
5641 Tilburg Dr Huntington Beach, CA	3.0	2.0	1188	$4,495	$3.78	1d	1	0.88mi
16700 Saybrook Ln Huntington Beach, CA	1.0–2.0	1.0–2.0	1082	$3,670	$3.39	1d	10	0.90mi
16102 Springdale St Huntington Beach, CA	1.0	1.0	684	$2,061	$3.01	1d	6	0.90mi
6100 Edinger Ave Unit 509 Huntington Beach, CA	2.0	2.0	950	$3,500	$3.68	3d	1	0.98mi
17031 Pinehurst Ln Unit B Huntington Beach, CA	2.0	2.0	800	$3,000	$3.75	1d	1	0.99mi
6100 Edinger Ave Apt 602 Huntington Beach, CA	2.0	2.0	950	$2,800	$2.95	1d	1	0.99mi
6100 Edinger Ave Apt 726 Huntington Beach, CA	1.0	1.0	720	$2,000	$2.78	1d	1	0.99mi
6100 Edinger Ave Apt 327 Huntington Beach, CA	1.0	1.0	720	$2,250	$3.12	1d	1	1.02mi

Listing history 16 events

1. 2026-06-18
   days on market $159,000 Active 58 DOM
2. 2026-06-17
   days on market $159,000 Active 57 DOM
3. 2026-06-16
   days on market $159,000 Active 56 DOM
4. 2026-06-15
   days on market $159,000 Active 55 DOM
5. 2026-06-13
   days on market $159,000 Active 53 DOM
6. 2026-06-13
   days on market $159,000 Active 52 DOM
7. 2026-06-10
   days on market $159,000 Active 50 DOM
8. 2026-06-09
   days on market $159,000 Active 49 DOM
9. 2026-06-08
   days on market $159,000 Active 48 DOM
10. 2026-06-07
    days on market $159,000 Active 47 DOM
11. 2026-06-04
    days on market $159,000 Active 44 DOM
12. 2026-06-03
    days on market $159,000 Active 43 DOM
13. 2026-06-02
    days on market $159,000 Active 42 DOM
14. 2026-06-01
    days on market $159,000 Active 41 DOM
15. 2026-05-31
    days on market $159,000 Active 40 DOM
16. 2026-04-21
    listed $159,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥85°F today · 22 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: $37,938
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$3,035
• − Management: −$3,035
• − Depreciation: −$4,625
• Taxable income: $15,156
• Est. tax owed @ 24.0%: −$3,637
• After-tax cash flow: $13,148/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): 35,346
• Household income: $123,257
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1504.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 16% Two or more races 14% Asian 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 6% Other Asian/Pacific 3% Vietnamese 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: ▼ -1153.55%
• Current HPI: 330.6956
• Rent YoY: ▲ 2.17%
• 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

• 2026-04-21 Listed $159,000 CRMLS

Property tax history

-24.1%/yr

Latest (2015): $18 · -50.0% YoY. Source: county tax records.