80 Huntington #436 · Huntington Beach, CA 92648

$65,000

2 bd · 1.5 ba · 800 sqft · Manufactured · 16 Days on market

Built 1963 2,778 sqft lot Est $82k · 20% under ↓ 17% since listing

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Why this score? — see what drove the C 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 +15.0/30.0
• ARV discount +15.0/15.0
• Schools +6.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huge price reduction. .. Why Rent? Space #436 centrally located within this Family Park offers home ownership in Beautiful downtown Huntington Beach. Super cute 2 +1 singlewide with open kitchen and floorplan. Highly desirable "Surf City Cottages" offers walking distance to the Beach, Shopping and famous HB Main St. and Pacific City Shopping. Space rent is currently $1951.00 and includes Water, Trash, Gas and Electric. Buyer to obtain Park approval prior to closing.

Key facts

• 2,778 sq ft lot
• Community pool
• Built 1963

Property features AI

Finance

• Other: Lot described as 0-1 unit per acre (assessor's data); Elevation measured in feet; Directions available to property
• Financial info: Land lease property
• HOA & community: Land lease community — land lease $2,950 monthly; Rent includes pool access

Exterior

• Parking: Located in Surf City Beach Cottages park
• Utilities: Public sewer; District/public water
• Home design: Single-story; Mobile home remains on site; Estimated living area
• Construction: Mobile home dimensions approximately 24 x 56; Year built source: public records
• Exterior features: Community pool; Dog park in the community

Interior

• Bathrooms: 1 full bathroom; 1 quarter bathroom
• Interior features: Raised entry with a porch
• Laundry & utility: Washer and dryer included in an inside, individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 48.1% 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 (+2.8%/yr); 135 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 32% of the median local income ($130k/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 $449 of loan paydown is wiped out by about $2k 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 + 2.8% rent growth), your $18k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $65k implies a 132% gain — meaningful room to come down on a strong offer.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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: 5.29% ✓
• Cap rate: 48.11%
• Cash-on-cash: 149.34%
• DSCR: 7.64
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $81,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Huntington St #712	0.12mi	2/1.0	800 (0%)	4mo	$70,000	$88	89
80 Huntington St #356	0.05mi	2/2.0	750 (-6%)	15mo	$76,500	$102	73
80 Huntington St #165	0.10mi	2/1.0	725 (-9%)	15mo	$55,000	$76	65
80 Huntington St #261	0.08mi	2/1.0	688 (-14%)	16mo	$75,000	$109	58

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.31×
• Total profit: $133,022
• Equity at exit: $9,692

10-year hold

• IRR: —
• Equity multiple: 17.41×
• Total profit: $298,704
• Equity at exit: $5,620

Cash invested: $18,200 (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 92648

• Rents YoY: 2.8%
• Active inventory: 135
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $3,436 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $2,265

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 29%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,108	$3.56	1d	3	0.08mi
401 Atlanta Ave Huntington Beach, CA	1.0	1.0	555	$2,270	$4.09	1d	3	0.16mi
229 Atlanta Ave Unit 229 Huntington Beach, CA	1.0	1.0	700	$2,500	$3.57	1d	1	0.18mi
223 Atlanta Ave Huntington Beach, CA	1.0	1.0	700	$2,800	$4.00	1d	1	0.18mi
223 Atlanta Ave Unit 223 Huntington Beach, CA	1.0	1.0	650	$2,750	$4.23	1d	1	0.18mi
7623 Bay Dr #103 Huntington Beach, CA	2.0	1.0	968	$3,200	$3.31	1d	1	0.20mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$5,989	$5.27	1d	28	0.20mi
218 Chicago Ave Apt 2 Huntington Beach, CA	1.0	1.0	600	$2,595	$4.33	1d	1	0.27mi
218 Chicago Ave Huntington Beach, CA	1.0	1.0	600	$2,545	$4.24	10d	2	0.27mi
218 Chicago Ave Unit 07 Huntington Beach, CA	1.0	1.0	600	$2,495	$4.16	1d	1	0.27mi
227 1st St Unit 3 Huntington Beach, CA	2.0	2.0	1050	$7,000	$6.67	18d	1	0.32mi
409 California St Unit 1 Huntington Beach, CA	1.0	1.0	600	$2,200	$3.67	1d	1	0.34mi
21270 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	679	$3,557	$5.23	1d	12	0.36mi
420 Lake St #101 Huntington Beach, CA	2.0	2.0	1023	$4,000	$3.91	19d	1	0.39mi
430 Lake St #202 Huntington Beach, CA	2.0	2.0	1023	$3,850	$3.76	18d	1	0.41mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,900	$4.61	1d	2	0.43mi
224 Frankfort Ave Huntington Beach, CA	2.0	1.0	925	$3,750	$4.05	1d	1	0.44mi
518 Geneva Ave Huntington Beach, CA	1.0	1.0	530	$2,175	$4.10	1d	1	0.47mi
820 Geneva Ave Unit B Huntington Beach, CA	2.0	1.0	750	$3,200	$4.27	24d	1	0.60mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	15d	1	0.60mi
712 Palm Ave Huntington Beach, CA	1.0	1.0	625	$3,550	$5.68	2d	1	0.70mi
8450 Atlanta Ave Huntington Beach, CA	1.0–2.0	1.0	791	$2,845	$3.59	1d	9	0.71mi
711 Pacific Coast Hwy Huntington Beach, CA	1.0–3.0	1.0–2.0	1089	$6,675	$6.13	1d	4	0.74mi
711 Pacific Coast Hwy #325 Huntington Beach, CA	2.0	1.0	968	$9,500	$9.81	1d	1	0.74mi
8461 Lomond Dr Huntington Beach, CA	3.0	1.0	950	$3,800	$4.00	10d	1	0.78mi
8302 Indianapolis Ave Huntington Beach, CA	3.0	2.0	1045	$4,450	$4.26	19d	1	0.84mi
20331 Bluffside Cir #221 Huntington Beach, CA	1.0	1.0	767	$3,000	$3.91	1d	1	0.85mi
328 11th St Unit 1-Orange Huntington Beach, CA	1.0	1.0	600	$2,195	$3.66	1d	1	0.86mi
406 11th St Huntington Beach, CA	2.0	1.0	668	$4,695	$7.03	1d	1	0.86mi
20301 Bluffside Cir Unit D110 Huntington Beach, CA	2.0	2.0	1101	$5,250	$4.77	1d	1	0.87mi
403 Memphis Ave Unit 2 Huntington Beach, CA	2.0	1.0	900	$2,500	$2.78	19d	1	0.88mi
311 Memphis Ave Huntington Beach, CA	2.0	1.0	820	$2,595	$3.16	1d	1	0.88mi
308 Nashville Ave Huntington Beach, CA	2.0	1.0	1000	$3,116	$3.12	1d	1	0.92mi
504 12th St Unit C Huntington Beach, CA	1.0	1.0	600	$2,500	$4.17	17d	1	0.93mi
220 12th St Unit 17 Huntington Beach, CA	2.0	1.0	800	$2,695	$3.37	10d	1	0.93mi
220 12th St Unit 19 Huntington Beach, CA	1.0	1.0	756	$2,595	$3.43	10d	1	0.93mi
220 12th St Unit 17 Huntington Beach, CA	2.0	1.0	800	$2,695	$3.37	6d	1	0.93mi
20321 Tidepool Cir Unit 105 Huntington Beach, CA	2.0	2.0	1104	$3,700	$3.35	1d	1	0.93mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	1d	1	0.96mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	10d	1	0.96mi

Listing history 16 events

1. 2026-06-03
   days on market $65,000 Active 16 DOM
2. 2026-06-02
   days on market $65,000 Active 15 DOM
3. 2026-06-01
   days on market $65,000 Active 14 DOM
4. 2026-05-31
   days on market $65,000 Active 13 DOM
5. 2026-05-18
   listed $75,000 Active
6. 2026-05-11
   historical $75,000
7. 2021-03-05
   soldstatus $28,000 Closed Sale 481-char remark

   Show marketing remark (481 chars)

   Huge price reduction. .. Why Rent? Space #436 centrally located within this Family Park offers home ownership in Beautiful downtown Huntington Beach. Super cute 2 +1 singlewide with open kitchen and floorplan. Highly desirable "Surf City Cottages" offers walking distance to the Beach, Shopping and famous HB Main St. and Pacific City Shopping. Space rent is currently $1951.00 and includes Water, Trash, Gas and Electric. Buyer to obtain Park approval prior to closing.

8. 2021-01-28
   status Pending Sale 481-char remark

   Show marketing remark (481 chars)

   Huge price reduction. .. Why Rent? Space #436 centrally located within this Family Park offers home ownership in Beautiful downtown Huntington Beach. Super cute 2 +1 singlewide with open kitchen and floorplan. Highly desirable "Surf City Cottages" offers walking distance to the Beach, Shopping and famous HB Main St. and Pacific City Shopping. Space rent is currently $1951.00 and includes Water, Trash, Gas and Electric. Buyer to obtain Park approval prior to closing.

9. 2020-12-30
   status Active 481-char remark

   Show marketing remark (481 chars)

   Huge price reduction. .. Why Rent? Space #436 centrally located within this Family Park offers home ownership in Beautiful downtown Huntington Beach. Super cute 2 +1 singlewide with open kitchen and floorplan. Highly desirable "Surf City Cottages" offers walking distance to the Beach, Shopping and famous HB Main St. and Pacific City Shopping. Space rent is currently $1951.00 and includes Water, Trash, Gas and Electric. Buyer to obtain Park approval prior to closing.

10. 2020-11-30
    historical Active Under Contract 481-char remark

    Show marketing remark (481 chars)

    Huge price reduction. .. Why Rent? Space #436 centrally located within this Family Park offers home ownership in Beautiful downtown Huntington Beach. Super cute 2 +1 singlewide with open kitchen and floorplan. Highly desirable "Surf City Cottages" offers walking distance to the Beach, Shopping and famous HB Main St. and Pacific City Shopping. Space rent is currently $1951.00 and includes Water, Trash, Gas and Electric. Buyer to obtain Park approval prior to closing.

11. 2020-10-23
    price $28,000 481-char remark

    Show marketing remark (481 chars)

    Huge price reduction. .. Why Rent? Space #436 centrally located within this Family Park offers home ownership in Beautiful downtown Huntington Beach. Super cute 2 +1 singlewide with open kitchen and floorplan. Highly desirable "Surf City Cottages" offers walking distance to the Beach, Shopping and famous HB Main St. and Pacific City Shopping. Space rent is currently $1951.00 and includes Water, Trash, Gas and Electric. Buyer to obtain Park approval prior to closing.

12. 2020-10-03
    listed $35,000 Active 481-char remark

    Show marketing remark (481 chars)

    Huge price reduction. .. Why Rent? Space #436 centrally located within this Family Park offers home ownership in Beautiful downtown Huntington Beach. Super cute 2 +1 singlewide with open kitchen and floorplan. Highly desirable "Surf City Cottages" offers walking distance to the Beach, Shopping and famous HB Main St. and Pacific City Shopping. Space rent is currently $1951.00 and includes Water, Trash, Gas and Electric. Buyer to obtain Park approval prior to closing.

13. 2013-10-16
    historical
14. 2013-02-05
    listed $65,000 Active
15. 2005-09-02
    soldstatus $85,000
16. 2005-06-17
    listed $89,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $41,229
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$3,298
• − Management: −$3,298
• − Depreciation: −$1,891
• Taxable income: $27,800
• Est. tax owed @ 24.0%: −$6,672
• After-tax cash flow: $20,508/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 — 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): 45,827
• Household income: $130,164
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 2957.0

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% Two or more races 14% Asian 11%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Italian 3% Scotch-Irish 3%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 3% 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: ▼ -797.90%
• Current HPI: 381.1587
• Rent YoY: ▲ 2.78%
• 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

-16.6% since first listed

12 events — show timeline

• 2026-05-18 Listed $75,000 CRMLS
• 2026-05-11 Coming Soon $75,000 CRMLS
• 2021-03-05 Sold (MLS) $28,000 CRMLS
• 2021-01-28 Pending — CRMLS
• 2020-12-30 Relisted — CRMLS
• 2020-11-30 Contingent — CRMLS
• 2020-10-23 Price Changed $28,000 CRMLS
• 2020-10-03 Listed $35,000 CRMLS
• 2013-10-16 Listing Removed — CRMLS
• 2013-02-05 Listed $65,000 CRMLS
• 2005-09-02 Sold (MLS) $85,000 CRMLS
• 2005-06-17 Listed $89,900 CRMLS

Property tax history

+0.2%/yr

Latest (2025): $73 · -0.3% YoY. Source: county tax records.