211 S Beach #52 · Anaheim, CA 92804

$289,000

4 bd · 2.0 ba · 1,600 sqft · Manufactured · 56 Days on market

Built 2006 6.78 ac lot Est $286k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.1/15.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Total Remodel!!! 4 Bedroom + Den/Office 2 Bath * * * NEW Kitchen * * * NEW bathrooms * * * NEW flooring * * * NEW paint * * * SS Appliances * * * Skylights * * * stacked windows * * * all-ages community * * * Swimming pool & clubhouse

Key facts

• New kitchen
• New flooring
• New paint

Tags

• NEW KITCHEN
• NEW BATHROOMS
• NEW FLOORING
• NEW PAINT
• SS APPLIANCES
• SKYLIGHTS

Property features AI

Finance

• Other: Manager approval required for residency; Pet policy: contact park for details
• Financial info: Monthly land lease of $1,750
• HOA & community: Suburban community; Park-managed land lease

Exterior

• Parking: Located in the Pacific Sunset park
• Utilities: Public sewer; District/public water
• Home design: Single-story home; Mobile home (27 by 60) remains on property
• Construction: Year built (estimated)
• Exterior features: Community pool; Level/flat lot

Interior

• Bathrooms: Two full bathrooms
• Interior features: Entry on main level
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $289k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $289k).
• Recommended offer: $280k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 2.2% in Anaheim — 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 70/100 on livability (#240 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime F, cost of living F.
• Centralia Elementary (suburban): math 59% / reading 63% proficiency, ranked #213 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 86 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• At $4,003/mo this rent would consume 63% of the median local household income ($76k/yr) (locally 5698% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 + 0.6% rent growth), your $81k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.39% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.28%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $286,400
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 S Beach Blvd #132	0.12mi	3/2.0 (-1)	1,560 (-2%)	7mo	$407,000	$261	79
211 S Beach Blvd #107	0.00mi	4/2.0	1,512 (-6%)	16mo	$265,000	$175	77
200 N Grand Ave #57	0.31mi	4/2.0	1,680 (+5%)	2mo	$300,000	$179	75
235 S Beach #75	0.12mi	3/2.0 (-1)	1,440 (-10%)	3mo	$330,300	$229	70
200 N Grand Ave #34	0.34mi	3/2.0 (-1)	1,560 (-2%)	12mo	$375,000	$240	65
211 S Beach Blvd #58	0.00mi	3/2.0 (-1)	1,456 (-9%)	18mo	$250,000	$172	65
211 S Beach Blvd #29	0.10mi	3/2.0 (-1)	1,456 (-9%)	18mo	$240,000	$165	60
211 S Beach Blvd #10	0.10mi	3/2.0 (-1)	1,400 (-12%)	20mo	$225,000	$161	53
200 N Grand Ave #32	0.34mi	3/2.0 (-1)	1,493 (-7%)	20mo	$280,000	$188	51

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 · 0.57% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.22×
• Total profit: $17,869
• Equity at exit: $43,091

10-year hold

• IRR: 12.9%
• Equity multiple: 1.91×
• Total profit: $73,997
• Equity at exit: $24,987

Cash invested: $80,920 (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 92804

• Rents YoY: 0.6%
• Active inventory: 86
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,003 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$841
• Net cashflow: $1,165

Break-even live

Break-even rent $2,528

Max offer price $289,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,365	-5% $1,265	+0% $1,165	+5% $1,065	+10% $965
Rent	-10% $849	-5% $1,007	+0% $1,165	+5% $1,323	+10% $1,481
Rate	-1.0pp $1,310	-0.5pp $1,238	base $1,165	+0.5pp $1,090	+1.0pp $1,014

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2957 W Lincoln Ave #5 Anaheim, CA	4.0	3.5	2008	$4,500	$2.24	22d	1	0.32mi
460 N Santa Maria St Anaheim, CA	3.0	2.5	1765	$3,800	$2.15	19d	1	0.45mi
3320 W Mirano Dr Anaheim, CA	3.0	2.5	1591	$3,850	$2.42	2d	1	0.69mi
629 S Vicki Ln Anaheim, CA	5.0	2.0	2139	$4,995	$2.34	2d	1	0.72mi
8385 Mulberry Ave Buena Park, CA	4.0	3.0	1620	$4,800	$2.96	2d	1	0.84mi
7490 Santa Elena Dr Buena Park, CA	3.0	1.5	1409	$6,000	$4.26	2d	1	0.95mi
3208 W Ravenswood Dr Anaheim, CA	3.0	2.0	1636	$4,000	$2.44	13d	1	1.00mi
7049 Fillmore Dr Buena Park, CA	3.0	2.0	1358	$3,995	$2.94	4d	1	1.06mi
7049 Fillmore Dr Buena Park, CA	3.0	2.0	1354	$3,995	$2.95	2d	1	1.06mi
249 N Magnolia Ave #3 Anaheim, CA	4.0	3.5	1797	$4,100	$2.28	12d	1	1.07mi
10250 Masterson Ave Stanton, CA	3.0	2.0	1590	$3,750	$2.36	2d	1	1.10mi
134 S Magnolia Ave Unit 11C Anaheim, CA	3.0	2.0	1178	$2,950	$2.50	2d	1	1.16mi
10321 Courtright Rd Stanton, CA	3.0	2.0	1202	$3,700	$3.08	22d	1	1.17mi
10361 Iona Way Stanton, CA	3.0	1.5	1149	$3,500	$3.05	2d	1	1.24mi
2512 W Fulcrum Pl Anaheim, CA	4.0	2.0	1706	$4,870	$2.85	2d	1	1.30mi
8612 Tamarack Way Buena Park, CA	4.0	3.0	1856	$1,200	$0.65	2d	1	1.32mi
2551 W Rome Ave Anaheim, CA	3.0	1.5	1130	$3,850	$3.41	7d	1	1.32mi
7765 Beechwood Way Stanton, CA	3.0	1.5	1232	$3,750	$3.04	2d	1	1.33mi
2515 W Lincoln Ave Anaheim, CA	1.0–3.0	1.0–2.0	1024	$3,100	$3.03	2d	1	1.35mi
522 N Hampton St Anaheim, CA	3.0	1.5	1139	$3,300	$2.90	20d	1	1.45mi
8291 San Helice Cir Buena Park, CA	3.0	2.0	1585	$3,000	$1.89	16d	1	1.46mi
8291 San Helice Cir Buena Park, CA	3.0	2.0	1585	$3,500	$2.21	2d	1	1.46mi

Listing history 29 events

1. 2026-06-18
   days on market $289,000 Active 56 DOM
2. 2026-06-17
   price $289,000 Active 55 DOM
3. 2026-06-17
   days on market $290,000 Active 55 DOM
4. 2026-06-16
   days on market $290,000 Active 54 DOM
5. 2026-06-15
   days on market $290,000 Active 53 DOM
6. 2026-06-13
   days on market $290,000 Active 51 DOM
7. 2026-06-13
   days on market $290,000 Active 50 DOM
8. 2026-06-09
   days on market $290,000 Active 47 DOM
9. 2026-06-08
   days on market $290,000 Active 46 DOM
10. 2026-06-07
    days on market $290,000 Active 45 DOM
11. 2026-06-04
    days on market $290,000 Active 42 DOM
12. 2026-06-03
    days on market $290,000 Active 41 DOM
13. 2026-06-02
    days on market $290,000 Active 40 DOM
14. 2026-06-01
    days on market $290,000 Active 39 DOM
15. 2026-05-31
    days on market $290,000 Active 38 DOM
16. 2026-05-16
    status Active
17. 2026-05-16
    price $290,000
18. 2026-04-24
    status Pending Sale
19. 2026-04-02
    listed $295,000 Active
20. 2011-09-17
    historical
21. 2011-06-15
    listed $62,900 Active
22. 2011-05-15
    historical
23. 2011-03-16
    listed $69,900 Active
24. 2009-06-16
    historical
25. 2009-05-08
    listed $75,000
26. 2009-01-03
    historical
27. 2008-07-02
    listed $105,000
28. 2008-06-19
    historical
29. 2008-03-18
    listed $112,000

ⓘ 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 5/10 Major FEMA zone X (shaded) · 62% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,032
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,843
• − Management: −$3,843
• − Depreciation: −$8,407
• Taxable income: $9,971
• Est. tax owed @ 24.0%: −$2,393
• After-tax cash flow: $11,586/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: Centralia Elementary
• NCES district ID: 0608070
• Math proficiency: 59% ▲ 1.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $66,022
• Composite: 55.0/100
• National rank: #2782
• State rank: #213 of 1400 in CA

Livability — Anaheim

• Score: 70/100
• State rank: #240
• US rank: #7861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anaheim, CA
• County: Orange County · 3,096,323 people
• City population: 361,715
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 83,537
• Household income: $76,141
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 5698.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Asian 27% White 20% Two or more races 17% Black 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1%
• Foreign-born: 40% · Canada, Vietnam, South Korea
• Languages at home: 37% English-only · Spanish 36% Vietnamese 13% Tagalog/Filipino 4%

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: ▼ -875.49%
• Current HPI: 443.6764
• Rent YoY: ▲ 0.57%
• 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

+158.9% since first listed

14 events — show timeline

• 2026-05-16 Relisted — CRMLS
• 2026-05-16 Price Changed $290,000 CRMLS
• 2026-04-24 Pending — CRMLS
• 2026-04-02 Listed $295,000 CRMLS
• 2011-09-17 Listing Removed — CRMLS
• 2011-06-15 Listed $62,900 CRMLS
• 2011-05-15 Listing Removed — CRMLS
• 2011-03-16 Listed $69,900 CRMLS
• 2009-06-16 Listing Removed — CRMLS
• 2009-05-08 Listed $75,000 CRMLS
• 2009-01-03 Listing Removed — CRMLS
• 2008-07-02 Listed $105,000 CRMLS
• 2008-06-19 Listing Removed — CRMLS
• 2008-03-18 Listed $112,000 CRMLS

Property tax history

-3.3%/yr

Latest (2025): $540 · +2.4% YoY. Source: county tax records.