10681 Oak St #58 · Los Alamitos, CA 90720

$269,900

2 bd · 2.0 ba · 1,282 sqft · Manufactured · 2 Days on market

Built 1983 Est $315k · 14% 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 +26.5/30.0
• ARV discount +14.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Schools +6.1/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Royal Oak Mobile Park, a Community for Seniors 55+ in Los Alamitos. This Home is Move in Ready, Showing Light and Bright with a Great Floorplan! Living and Dining Rooms, with a Den features an adjacent Kitchen. Kitchen offers a Built-In Quaint Table for 2 with White Appliances, Stove, Refrigerator and Dishwasher. Dining Room adjacent the Kitchen, a complete Walk-around to the Den. Fabulous floorplan offering so many options. Master Bedroom features a wall length closet and Spacious Master Bath features a Deep Soaking Tub and Separate Shower. Large Laundry Room with Washer and Dryer featuring a Spacious area for an Office or Craft Room with Access to the Carport and Shed. Between

Key facts

• 2 parking spots
• Community pool
• Built 1983

Property features AI

Finance

• Other: Accessibility: doors swing in
• Financial info: Special assessments may apply (buyer to verify); Land lease noted
• HOA & community: Located in a senior community; Community features include gutters and street lighting; Park name: Royal Oak Mobile Park; Land lease $1,500 per month (current)

Exterior

• Parking: Attached carport; Asphalt driveway; Has parking
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public (district) water; Sewer on bond
• Home design: Single-story mobile home; Entry level 1; Total 1 story; Mobile home remains on site; Model: 24 743; Mobile dimensions approximately 24' x 53'; Entry faces east
• Construction: Composition roof; Pier jacks foundation; Exterior skirt: brick and siding; Brick wall fencing
• Exterior features: Front porch; Rain gutters; Shed; Back yard; Rocks in yard; In-ground, fenced, heated community gunite pool; Community spa (in-ground, heated, gunite)

Interior

• Kitchen: Refrigerator; Dishwasher; Garbage disposal; Free-standing range / gas range; Range/stove hood; Water heater unit
• Bedrooms: All bedrooms on the main floor; Main floor bedroom
• Flooring: Vinyl; Carpet
• Bathrooms: One full bathroom; One three-quarter bathroom; Separate tub and shower; Bathtub; Shower; Exhaust fan(s)
• Heating & cooling: Forced air heating; Wall/window cooling
• Interior features: Block walls; Ceiling fan; Pantry; Blinds; Carbon monoxide and smoke detectors; One-level home; Entry faces east
• Laundry & utility: Inside laundry in a dedicated room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).

Location & tenants

• Location reads 68/100 on livability (#294 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+; Watch: crime C-, housing C-, health & safety C-.
• Los Alamitos Unified (suburban): math 57% / reading 82% proficiency, ranked #52 of 517 in CA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.7%/yr); 34 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).

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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $269,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $315,372
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10681 Oak St #85	0.06mi	2/2.0	1,300 (+1%)	9mo	$320,000	$246	88
10681 Oak St #29	0.06mi	2/2.0	1,205 (-6%)	5mo	$322,400	$268	83
10681 Oak St #89	0.06mi	2/2.0	1,440 (+12%)	0mo	$270,000	$188	76
10681 Oak St #56	0.06mi	2/2.0	1,356 (+6%)	17mo	$289,900	$214	73
10681 Oak St #107	0.00mi	2/2.0	1,349 (+5%)	24mo	$315,000	$234	72
10681 OAK St #32	0.06mi	2/2.0	1,344 (+5%)	22mo	$416,500	$310	71
10681 Oak St #52	0.06mi	3/2.0 (+1)	1,368 (+7%)	23mo	$445,000	$325	62
10681 Oak St #18	0.07mi	2/1.0	1,100 (-14%)	24mo	$92,000	$84	49

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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $681
• Equity at exit: $40,243

10-year hold

• IRR: 9.6%
• Equity multiple: 1.73×
• Total profit: $55,182
• Equity at exit: $23,336

Cash invested: $75,572 (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 90720

• Rents YoY: 2.7%
• Active inventory: 34
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,262 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $712

Break-even live

Break-even rent $2,361

Max offer price $269,900

Occupancy floor 73%

Sensitivity live

Price	-10% $899	-5% $805	+0% $712	+5% $619	+10% $525
Rent	-10% $454	-5% $583	+0% $712	+5% $841	+10% $970
Rate	-1.0pp $848	-0.5pp $781	base $712	+0.5pp $642	+1.0pp $571

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10623 Chestnut St Unit 27 Los Alamitos, CA	2.0	2.0	900	$2,900	$3.22	20d	1	0.17mi
10831 Pine St Los Alamitos, CA	2.0	1.5	1200	$2,900	$2.42	44d	1	0.32mi
11152 Wallingsford Rd Los Alamitos, CA	1.0–3.0	1.0–2.0	1070	$3,445	$3.22	0d	8	0.44mi
3273 Hedwig Rd Rossmoor, CA	2.0	2.0	1200	$5,000	$4.17	3d	1	0.45mi
3711 Green Ave Unit 3711A Los Alamitos, CA	2.0	2.0	1000	$2,595	$2.60	5d	1	0.57mi
3649 Howard Ave Unit 3625 Los Alamitos, CA	1.0	1.5	900	$2,195	$2.44	5d	1	0.57mi
3636 Howard Ave Apt 11 Los Alamitos, CA	2.0	1.0	1000	$2,450	$2.45	25d	1	0.57mi
3636 Howard Ave Unit 1-12 Los Alamitos, CA	2.0	1.0	1000	$2,495	$2.50	44d	1	0.58mi
3601 Farquhar Ave Unit 3603 Los Alamitos, CA	2.0	2.0	1000	$2,495	$2.50	44d	1	0.60mi
3662 Howard Ave Los Alamitos, CA	2.0	1.0	1050	$2,850	$2.71	44d	1	0.61mi
3901 Green Ave Los Alamitos, CA	3.0	2.0	1300	$3,695	$2.84	0d	1	0.73mi
3845 Farquhar Ave #106 Los Alamitos, CA	2.0	1.0	900	$3,500	$3.89	44d	1	0.76mi
3920 Howard Ave Unit 3902 Los Alamitos, CA	2.0	1.0	1000	$2,595	$2.60	11d	1	0.79mi
4002 Bryant Ct Cypress, CA	3.0	1.5	1046	$3,400	$3.25	23d	1	0.81mi
3922 Howard Ave Unit C Los Alamitos, CA	3.0	2.5	1400	$3,295	$2.35	25d	1	0.81mi
4111 Howard Ave Unit 11 Los Alamitos, CA	2.0	1.0	940	$2,650	$2.82	7d	1	0.95mi
3342 Rossmoor Way Los Alamitos, CA	3.0	2.0	1736	$5,000	$2.88	44d	1	1.02mi
4191 Farquhar Ave Los Alamitos, CA	3.0	2.0	1147	$4,200	$3.66	44d	1	1.06mi
3168 Stevely Ave Long Beach, CA	2.0	2.0	1583	$5,500	$3.47	44d	1	1.06mi
4261 Howard Ave Unit 4265 Los Alamitos, CA	2.0	2.0	1100	$2,800	$2.55	44d	1	1.10mi
8120 E Turbo St Long Beach, CA	3.0	1.5	1120	$3,900	$3.48	44d	1	1.11mi
4272 Howard Ave Unit 4282-2 Los Alamitos, CA	2.0	2.0	950	$2,495	$2.63	44d	1	1.12mi
12050 226th St Hawaiian Gardens, CA	3.0	2.0	1063	$3,100	$2.92	44d	1	1.16mi
4407 Farquhar Ave Unit 4407 Los Alamitos, CA	2.0	2.0	1050	$2,595	$2.47	8d	1	1.26mi
8381 E Blithedale St Long Beach, CA	3.0	2.0	1314	$3,600	$2.74	3d	1	1.30mi
3355 Kallin Ave Long Beach, CA	3.0	2.0	1130	$4,000	$3.54	44d	1	1.44mi
12200 Montecito Rd Unit L107 Seal Beach, CA	3.0	2.0	1221	$4,500	$3.69	25d	1	1.49mi
12200 Montecito Rd Seal Beach, CA	2.0–3.0	2.0	1128	$2,800	$2.48	8d	2	1.50mi

Listing history 15 events

1. 2026-06-21
   statusdays on market $269,900 Active 2 DOM
2. 2026-06-18
   days on market $269,900 Coming Soon 17 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   days on market $269,900 Coming Soon 16 DOM
5. 2026-06-16
   days on market $269,900 Coming Soon 15 DOM
6. 2026-06-15
   days on market $269,900 Coming Soon 14 DOM
7. 2026-06-13
   days on market $269,900 Coming Soon 12 DOM
8. 2026-06-13
   days on market $269,900 Coming Soon 11 DOM
9. 2026-06-09
   days on market $269,900 Coming Soon 8 DOM
10. 2026-06-08
    days on market $269,900 Coming Soon 7 DOM
11. 2026-06-07
    days on market $269,900 Coming Soon 6 DOM
12. 2026-06-04
    days on market $269,900 Coming Soon 3 DOM
13. 2026-06-03
    days on market $269,900 Coming Soon 2 DOM
14. 2026-06-02
    remarks 30-char remark
15. 2026-06-02
    listed $269,900 Coming Soon 1 DOM

ⓘ 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 ≥88°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,148
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,132
• − Management: −$3,132
• − Depreciation: −$7,852
• Taxable income: $4,516
• Est. tax owed @ 24.0%: −$1,084
• After-tax cash flow: $7,460/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: Los Alamitos Unified
• NCES district ID: 0622590
• Math proficiency: 57% ▼ -17.00%
• Reading proficiency: 82% ▼ -1.00%
• Median HH income: $70,819
• Composite: 60.84/100
• National rank: #817
• State rank: #52 of 517 in CA

Livability — Los Alamitos

• Score: 68/100
• State rank: #294
• US rank: #9887

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Alamitos, CA
• County: Orange County · 3,096,323 people
• City population: 23,805
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 23,805
• Household income: $135,851
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 821.0

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 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 24% Asian 14% Two or more races 13% Black 4%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 2%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 78% English-only · Spanish 11% Chinese 2% Other Indo-European 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: ▼ -1098.36%
• Current HPI: 436.8414
• Rent YoY: ▲ 2.70%
• 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

• 2026-06-02 Coming Soon $269,900 CRMLS

Property tax history

+1.9%/yr

Latest (2025): $274 · +4.7% YoY. Source: county tax records.