6301 Warner Ave #54 · Huntington Beach, CA 92647

$269,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 44 Days on market

Built 2005 Est $293k · 8% 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 +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Welcome to Sea Aira space 54, a custom 27’ wide 2005 Champion, located near the community clubhouse, guest parking, dog park, swimming pool and spa. This upgraded home includes drywall interior, vaulted ceilings, dual paned windows, tile flooring, and all appliances. Popular split floor plan offers separate living and family rooms, along with bedrooms on both sides of the home. Outside includes patio with gazebo and parking for 3 cars. Community located only 3 miles to Huntington Harbor and 15 minutes to the Huntington Beach Pier. Walk to local shops and restaurants, bike to the Bolsa Chica Wetlands, and explore Surf City’s year-round family-friendly activities.

Key facts

• Upgraded home
• Dual paned windows
• Tile flooring

Tags

• UPGRADED HOME
• VAULTED CEILINGS
• DUAL PANED WINDOWS
• TILE FLOORING
• PATIO WITH GAZEBO
• PARKING FOR 3 CARS

Property features AI

Finance

• Other: Manager approval required for residency; Living area is estimated
• HOA & community: Land lease for the park: $1,999 monthly (park-provided)

Exterior

• Parking: Located in Sea Aira park
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home; Mobile model I4563A; Mobile home remains on site; Entry on level 1
• Construction: Built by builder (year built source: Builder); Mobile home dimensions approximately 26 ft by 56 ft; Double body type
• Exterior features: Community pool; Suburban neighborhood

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Entry on main level
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $269k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $269k).
• Recommended offer: $261k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 43% 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 $2k of loan paydown is wiped out by about $8k 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 $75k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $260,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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: 1.40% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.62%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $292,656
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6241 Warner Ave #120	0.24mi	3/2.0	1,512 (+4%)	10mo	$349,000	$231	74
6241 Warner Ave #108	0.24mi	3/2.0	1,344 (-8%)	8mo	$270,000	$201	69
6301 Warner Ave #5	0.00mi	3/2.0	1,248 (-14%)	24mo	$235,000	$188	56

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $20,226
• Equity at exit: $40,109

10-year hold

• IRR: 14.7%
• Equity multiple: 2.09×
• Total profit: $82,114
• Equity at exit: $23,258

Cash invested: $75,320 (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: 6.0×

Monthly cashflow live

• Estimated rent: $3,753 high
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $1,106

Break-even live

Break-even rent $2,353

Max offer price $269,000

Occupancy floor 66%

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6401 Warner Ave Huntington Beach, CA	2.0–3.0	1.0–2.5	1145	$4,196	$3.66	1d	16	0.11mi
6242 Warner Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	830	$2,925	$3.52	1d	12	0.12mi
6700 Warner Ave Huntington Beach, CA	2.0	1.0–2.0	875	$3,260	$3.73	1d	1	0.37mi
6762 Warner Ave Huntington Beach, CA	2.0	1.5	920	$2,750	$2.99	1d	6	0.46mi
5902 Nordina Dr Huntington Beach, CA	4.0	2.5	1840	$5,000	$2.72	10d	1	0.66mi
6922 Paula Cir Huntington Beach, CA	4.0	2.0	1635	$5,799	$3.55	1d	1	0.66mi
5832 Nordina Dr Huntington Beach, CA	3.0	2.0	1171	$4,399	$3.76	1d	1	0.71mi
16722 Goldenwest St #1 Huntington Beach, CA	3.0	2.0	1250	$3,650	$2.92	1d	1	0.72mi
5952 Par Cir Huntington Beach, CA	3.0	2.0	1437	$5,400	$3.76	13d	1	0.73mi
16682 Goldenwest St Unit 2 Huntington Beach, CA	2.0	2.0	900	$2,800	$3.11	1d	1	0.73mi
16652 Goldenwest St Huntington Beach, CA	2.0	1.5	1200	$2,600	$2.17	10d	1	0.74mi
16652 Goldenwest St Apt 3 Huntington Beach, CA	2.0	1.5	1200	$2,600	$2.17	1d	1	0.74mi
5641 Tilburg Dr Huntington Beach, CA	3.0	2.0	1188	$4,495	$3.78	1d	1	0.76mi
16612 Bartlett Ln Unit 4 Huntington Beach, CA	2.0	1.0	1000	$2,600	$2.60	18d	1	0.81mi
6281 Reubens Dr Huntington Beach, CA	4.0	2.0	1820	$4,895	$2.69	1d	1	0.83mi
6281 Reubens Dr Huntington Beach, CA	4.0	2.0	1820	$4,895	$2.69	10d	1	0.83mi
7082 Heil Ave #1 Huntington Beach, CA	3.0	2.0	1438	$3,500	$2.43	1d	1	0.86mi
16862 Coach Ln Huntington Beach, CA	2.0	1.0	1000	$3,500	$3.50	1d	1	0.86mi
16531 Kellog Cir Unit 1 Huntington Beach, CA	3.0	2.0	1422	$3,650	$2.57	1d	1	0.87mi
6100 Edinger Ave Unit 509 Huntington Beach, CA	2.0	2.0	950	$3,500	$3.68	3d	1	0.90mi
6200 Edinger Ave Huntington Beach, CA	1.0–3.0	1.0–2.0	851	$3,462	$4.07	1d	4	0.91mi
6100 Edinger Ave Apt 602 Huntington Beach, CA	2.0	2.0	950	$2,800	$2.95	1d	1	0.92mi
7261 La Mancha Cir Unit C Huntington Beach, CA	2.0	2.0	921	$2,500	$2.71	21d	1	0.96mi
16781 Bardon Ln Unit A Huntington Beach, CA	3.0	2.0	1300	$3,195	$2.46	7d	1	1.00mi
5681 Mangrum Dr Huntington Beach, CA	3.0	2.0	1132	$4,995	$4.41	1d	1	1.09mi
6002 Welde Cir Huntington Beach, CA	3.0	2.0	1284	$3,650	$2.84	10d	1	1.16mi
7581 Warner Ave Unit B Huntington Beach, CA	3.0	2.0	1305	$3,400	$2.61	1d	1	1.26mi
16795 Roosevelt Ln Unit C Huntington Beach, CA	3.0	2.0	1600	$3,900	$2.44	1d	1	1.28mi
7290 Edinger Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	941	$3,824	$4.06	1d	19	1.30mi
6042 Stone Cir Huntington Beach, CA	4.0	2.0	1434	$4,995	$3.48	1d	1	1.35mi
17092 Emerald Ln Unit 4 Huntington Beach, CA	3.0	2.0	1200	$3,595	$3.00	1d	1	1.37mi
17092 Emerald Ln Unit 4 Huntington Beach, CA	3.0	2.0	1200	$3,595	$3.00	24d	1	1.37mi
17092 Emerald Ln Huntington Beach, CA	3.0	2.0	1200	$3,595	$3.00	10d	1	1.37mi
17102 Emerald Ln Huntington Beach, CA	3.0	2.0	1200	$3,495	$2.91	10d	1	1.37mi
17102 Emerald Ln Unit D Huntington Beach, CA	3.0	2.0	1200	$3,495	$2.91	24d	1	1.37mi
17102 Emerald Ln Unit 4 Huntington Beach, CA	3.0	2.0	1200	$3,495	$2.91	1d	1	1.37mi
7268 Ellington Huntington Beach, CA	4.0	2.5	1629	$4,800	$2.95	2d	1	1.38mi
16082 Schryer Ln Huntington Beach, CA	3.0	2.0	1214	$8,000	$6.59	2d	1	1.38mi
7267 Aura Cir Huntington Beach, CA	3.0	2.5	1389	$4,500	$3.24	1d	1	1.39mi
16592 Jib Cir Unit B Huntington Beach, CA	3.0	2.5	1500	$4,300	$2.87	1d	1	1.41mi

Listing history 16 events

1. 2026-06-18
   days on market $269,000 Active 44 DOM
2. 2026-06-17
   days on market $269,000 Active 43 DOM
3. 2026-06-16
   days on market $269,000 Active 42 DOM
4. 2026-06-15
   days on market $269,000 Active 41 DOM
5. 2026-06-13
   days on market $269,000 Active 39 DOM
6. 2026-06-13
   days on market $269,000 Active 38 DOM
7. 2026-06-10
   days on market $269,000 Active 36 DOM
8. 2026-06-09
   days on market $269,000 Active 35 DOM
9. 2026-06-08
   days on market $269,000 Active 34 DOM
10. 2026-06-07
    days on market $269,000 Active 33 DOM
11. 2026-06-04
    days on market $269,000 Active 30 DOM
12. 2026-06-03
    days on market $269,000 Active 29 DOM
13. 2026-06-02
    days on market $269,000 Active 28 DOM
14. 2026-06-01
    days on market $269,000 Active 27 DOM
15. 2026-05-31
    days on market $269,000 Active 26 DOM
16. 2026-05-05
    listed $269,000 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 6/10 Major FEMA zone X · 90% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $45,037
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,603
• − Management: −$3,603
• − Depreciation: −$7,825
• Taxable income: $9,557
• Est. tax owed @ 24.0%: −$2,294
• After-tax cash flow: $10,977/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

1 event — show timeline

• 2026-05-05 Listed $269,000 CRMLS

Property tax history

-5.0%/yr

Latest (2025): $401 · -0.3% YoY. Source: county tax records.