15621 Beach Blvd #103 · Huntington Beach, CA 92683

$139,999

2 bd · 2.0 ba · 1,368 sqft · Manufactured · 180 Days on market

Built 1970 16 ac lot Est $172k · 19% under ↓ 30% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 15621 Beach Blvd #103, a spacious 2-bedroom, 2-bath remodeled home offering 1,368 square feet of comfortable living in Driftwood Mobile Home Park, a desirable 55+ community in the city of Westminster. The generous living and dining areas provide a welcoming flow for everyday living or entertaining, while the private primary suite includes an en-suite bath and plenty of room to unwind. A well-sized second bedroom and full guest bath offer flexibility for guests, a home office, or hobbies. Carport space for up to two cars, with two garden sheds providing plenty of storage. One of the biggest highlights is the prime location: enjoy easy access to nearby freeways, Bella Terra, shoppi

Key facts

• Garden sheds
• En-suite bath
• Prime location

Tags

• REMODELED HOME
• PRIVATE PRIMARY SUITE
• EN-SUITE BATH
• GARDEN SHEDS
• PRIME LOCATION
• WELL-MAINTAINED PARK AMENITIES

Property features AI

Finance

• Other: Directions: Driving south on Beach Blvd, turn right onto Driftwood Ln. Pass the first stop sign; home is on the right, #103; Road frontage: private road (paved); Lot size source: assessor's data; Lot dimensions source: assessor
• Financial info: Land lease (monthly) — $1,750 (seller-provided amount)
• HOA & community: Senior community; Community amenities include pool and outdoor cooking area; Community features: curbs, dog park, street lighting, sidewalks, urban setting; Park name: Driftwood Mobile Home Park; Manager approval required; Pets allowed with breed restrictions

Exterior

• Parking: Paved parking; Carport (2 spaces); Guest parking; Deck parking access
• Security: Resident manager; Carbon monoxide detector(s); Smoke detector(s) and fire/smoke detection system
• Utilities: Standard electric service; Natural gas connected; Public/district water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Mobile home (double wide); Updated/remodeled condition; Single story; Entry level: 1; Faces southwest; Mobile width ~24 ft, length ~57 ft; Mobile home remains
• Construction: Metal roof; Hardboard and glass with drywall walls construction; Pier jacks foundation; Shed structures (2)
• Exterior features: Covered porch and deck; Patio; In-ground community pool; TV antenna; Two sheds; Landscaped lot; Rectangular lot shape; Close to clubhouse; No fencing

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Pots & pan drawers; Laminate counters; Gas range; Gas oven; Range/stove hood; Recirculated exhaust fan
• Bedrooms: All bedrooms on main level; Primary suite
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 2 full bathrooms; Exhaust fan(s); Shower; Grab bars in bathroom(s)
• Heating & cooling: Forced air heating (natural gas); Central cooling
• Interior features: Ceiling fan; Open floor plan; Front entrance and side door; One-level home; Resident manager on site; Carbon monoxide and smoke detectors with fire/smoke detection system
• Laundry & utility: Laundry room inside; Washer hookup; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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-; 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.
• Zoned schools: Star View Elementary (388 students, 63% FRL); Vista View Middle (math 24% / reading 24%, grade F, #277 of 498 statewide, top 73%, 588 students, 78% FRL) — zoned schools average 70% FRL vs 34% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 60% district-wide (-36 pts) — the specific schools serving this property underperform the Ocean View average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.0%/yr); 87 active listings in the ZIP; 38 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 ($86k/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 $968 of loan paydown is wiped out by about $4k 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 + 2.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($123k) 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 $123,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1970 — 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. 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?
6. 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.
7. 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.
8. 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: 2.21% ✓
• Cap rate: 18.96%
• Cash-on-cash: 45.22%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $172,368
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15621 Beach Blvd. #10	0.00mi	2/2.0	1,440 (+5%)	7mo	$191,000	$133	86
15621 Beach Blvd #30 #30	0.00mi	2/5.0	1,344 (-2%)	0mo	$165,000	$123	85
15621 Beach Blvd #8	0.00mi	3/2.0 (+1)	1,310 (-4%)	13mo	$250,000	$191	77
15621 Beach Blvd #24	0.00mi	3/2.0 (+1)	1,248 (-9%)	9mo	$157,000	$126	73
15621 Beach Blvd #9	0.00mi	2/2.0	1,458 (+7%)	20mo	$164,000	$112	72
15621 Beach Blvd #158	0.00mi	2/2.0	1,248 (-9%)	17mo	$95,000	$76	72
15621 Beach Blvd #75	0.00mi	2/2.0	1,440 (+5%)	24mo	$150,000	$104	71
15621 BEACH Blvd #153	0.00mi	3/2.0 (+1)	1,316 (-4%)	23mo	$240,000	$182	69
15621 Beach Blvd #113	0.00mi	2/2.0	1,224 (-10%)	20mo	$290,000	$237	66

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 2.74×
• Total profit: $68,400
• Equity at exit: $20,874

10-year hold

• IRR: 47.0%
• Equity multiple: 5.30×
• Total profit: $168,630
• Equity at exit: $12,105

Cash invested: $39,200 (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 92683

• Rents YoY: 2.0%
• Active inventory: 87
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,095 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $1,477

Break-even live

Break-even rent $1,225

Max offer price $139,999

Occupancy floor 47%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8041 Worthy Dr Westminster, CA	2.0	1.0	900	$2,700	$3.00	1d	1	0.35mi
7400 Center Ave Huntington Beach, CA	2.0	1.0–2.0	990	$4,119	$4.16	1d	1	0.41mi
7521 Edinger Ave Huntington Beach, CA	3.0	1.0–2.0	1035	$3,703	$3.58	1d	23	0.44mi
7461 Edinger Ave Huntington Beach, CA	2.0	1.0–2.0	1031	$4,325	$4.19	1d	26	0.51mi
7267 Aura Cir Huntington Beach, CA	3.0	2.5	1389	$4,500	$3.24	1d	1	0.61mi
16162 Sher Ln Huntington Beach, CA	1.0–3.0	1.0–1.5	1090	$2,522	$2.31	1d	9	0.63mi
7601 Amazon Dr Unit 2 Huntington Beach, CA	2.0	2.0	1000	$2,650	$2.65	1d	1	0.68mi
7942 Stark Dr Huntington Beach, CA	2.0	2.0	1000	$2,495	$2.50	15d	1	0.70mi
7672 Amazon Dr Unit 3 Huntington Beach, CA	2.0	2.5	1400	$2,975	$2.12	10d	1	0.70mi
7290 Edinger Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	941	$3,824	$4.06	1d	19	0.71mi
16121 Malaga Ln Unit D Huntington Beach, CA	2.0	2.0	1000	$2,800	$2.80	1d	1	0.73mi
15596 Dawson Ln Huntington Beach, CA	3.0	2.0	1000	$3,600	$3.60	1d	1	0.86mi
8400 Edinger Ave Huntington Beach, CA	2.0	1.0–2.0	778	$3,007	$3.87	1d	13	0.90mi
7912 Glencoe Dr Huntington Beach, CA	3.0	1.0	1100	$3,900	$3.55	1d	1	0.91mi
7082 Heil Ave #1 Huntington Beach, CA	3.0	2.0	1438	$3,500	$2.43	1d	1	1.19mi
14332 Joyce Ave Westminster, CA	3.0	2.0	1100	$3,890	$3.54	1d	1	1.20mi
16531 Kellog Cir Unit 1 Huntington Beach, CA	3.0	2.0	1422	$3,650	$2.57	1d	1	1.20mi
14322 Joyce Ave Westminster, CA	3.0	2.0	1200	$4,190	$3.49	5d	1	1.20mi
7921 Moonshadow Cir Unit 4 Huntington Beach, CA	2.0	1.0	950	$2,545	$2.68	1d	1	1.26mi
16612 Bartlett Ln Unit 4 Huntington Beach, CA	2.0	1.0	1000	$2,600	$2.60	19d	1	1.27mi
14452 Goldenwest St Westminster, CA	2.0	1.5	1300	$3,098	$2.38	1d	1	1.30mi
7261 La Mancha Cir Unit C Huntington Beach, CA	2.0	2.0	921	$2,500	$2.71	22d	1	1.31mi
16761 Viewpoint Ln Huntington Beach, CA	2.0	1.5–2.0	938	$2,863	$3.05	1d	15	1.32mi
16781 Bardon Ln Unit A Huntington Beach, CA	3.0	2.0	1300	$3,195	$2.46	7d	1	1.33mi
16652 Goldenwest St Apt 3 Huntington Beach, CA	2.0	1.5	1200	$2,600	$2.17	1d	1	1.34mi
16652 Goldenwest St Huntington Beach, CA	2.0	1.5	1200	$2,600	$2.17	10d	1	1.34mi
7643 14th St Westminster, CA	2.0	2.0	1002	$3,250	$3.24	1d	1	1.36mi
16682 Goldenwest St Unit 2 Huntington Beach, CA	2.0	2.0	900	$2,800	$3.11	1d	1	1.36mi
7861 14th St Unit C Westminster, CA	2.0	2.0	925	$2,800	$3.03	1d	1	1.37mi
7861 14th St Westminster, CA	2.0	2.0	1025	$2,700	$2.63	2d	1	1.37mi
7792 15th St Westminster, CA	1.0	1.0	950	$2,400	$2.53	3d	1	1.38mi
16722 Goldenwest St #1 Huntington Beach, CA	3.0	2.0	1250	$3,650	$2.92	1d	1	1.40mi
7012 Main St Westminster, CA	1.0–2.0	1.0	812	$2,395	$2.95	11d	5	1.43mi
7012 Main St Unit 7042-11 Westminster, CA	2.0	1.0	900	$2,395	$2.66	1d	1	1.44mi
7012 Main St Unit 7022-16 Westminster, CA	2.0	1.0	900	$2,395	$2.66	7d	1	1.44mi
7012 Main St Unit 7042-06 Westminster, CA	2.0	1.0	900	$2,395	$2.66	17d	1	1.44mi
7581 Warner Ave Unit B Huntington Beach, CA	3.0	2.0	1305	$3,400	$2.61	1d	1	1.46mi
7661 Baylor Dr Westminster, CA	1.0–2.0	1.0	787	$2,400	$3.05	1d	2	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $139,999 Active 180 DOM
2. 2026-06-17
   days on market $139,999 Active 179 DOM
3. 2026-06-16
   days on market $139,999 Active 178 DOM
4. 2026-06-15
   days on market $139,999 Active 177 DOM
5. 2026-06-13
   days on market $139,999 Active 175 DOM
6. 2026-06-13
   days on market $139,999 Active 174 DOM
7. 2026-06-10
   days on market $139,999 Active 172 DOM
8. 2026-06-09
   days on market $139,999 Active 171 DOM
9. 2026-06-08
   days on market $139,999 Active 170 DOM
10. 2026-06-07
    days on market $139,999 Active 169 DOM
11. 2026-06-04
    days on market $139,999 Active 166 DOM
12. 2026-06-03
    days on market $139,999 Active 165 DOM
13. 2026-06-02
    days on market $139,999 Active 164 DOM
14. 2026-06-01
    days on market $139,999 Active 163 DOM
15. 2026-05-31
    days on market $139,999 Active 162 DOM
16. 2026-05-05
    price $139,999
17. 2026-04-17
    price $157,000
18. 2026-03-04
    price $159,000
19. 2026-01-10
    price $179,999
20. 2025-12-19
    listed $199,999 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥87°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: $37,137
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,971
• − Management: −$2,971
• − Depreciation: −$4,073
• Taxable income: $16,480
• Est. tax owed @ 24.0%: −$3,955
• After-tax cash flow: $13,773/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): 89,833
• Household income: $85,585
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 4639.0

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 0.64)
• Race & ethnicity: Asian 51% Hispanic / Latino 24% White 20% Two or more races 9%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 46% · Vietnam, Canada, China
• Languages at home: 35% English-only · Vietnamese 40% Spanish 18% 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: ▼ -917.95%
• Current HPI: 410.3463
• Rent YoY: ▲ 2.01%
• 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

-30.0% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $139,999 CRMLS
• 2026-04-17 Price Changed $157,000 CRMLS
• 2026-03-04 Price Changed $159,000 CRMLS
• 2026-01-10 Price Changed $179,999 CRMLS
• 2025-12-19 Listed $199,999 CRMLS