8681 Katella #155 · Stanton, CA 90680

$315,000

3 bd · 2.0 ba · 1,475 sqft · Manufactured · 241 Days on market

Built 2022 ↓ 11% 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Turn-Key 2021 Corner Lot Home in All-Ages Community! Beautiful and modern 3 bedroom, 2 bath manufactured home (built 2022) located in a desirable corner lot within an all-ages mobile home park in the City of Stanton. This home offers an open and bright floor plan, nice kitchen with modern finishes, stainless steel appliances. fresh and clean interior throughout. Spacious primary suite with private bath plus two additional bedrooms and a second full bathroom. Laudry room. Twp car - carport. lovely porch. Move-in ready! Community features include a swimming pool and convenient parking. Excellent location close to Disneyland, Knott’s Berry Farm, shopping, dining, schools, and major f

Key facts

• Private bath
• Laundry room
• Modern finishes

Tags

• CORNER LOT
• MODERN FINISHES
• STAINLESS STEEL APPLIANCES
• SPACIOUS PRIMARY SUITE
• PRIVATE BATH
• LAUNDRY ROOM

Property features AI

Finance

• Other: Park name: Katella Estates; Pets allowed; Living area reported by seller; Builder: CMB Manufacturing West; Elevation units in feet; Lot characterized as 0-1 Unit/Acre
• Financial info: Land lease of $1,656 monthly
• HOA & community: Part of an association; Community amenities include pool, street lighting, and sidewalks; Located in Katella Estates (land lease community)

Exterior

• Parking: Tandem covered parking; Attached carport; Driveway; Carport
• Security: Carbon monoxide detector(s)
• Utilities: Public/district water; Public sewer (sewer connected); Natural gas available; Electricity connected
• Home design: Mobile home (model: CMH MANUFACTURING W); Turnkey condition; Single story; Mobile home remains on site
• Construction: Block wall fencing in good condition
• Exterior features: Community/association in-ground pool; Pool included with rent

Interior

• Kitchen: Kitchen open to family room; Gas range; Gas oven
• Bedrooms: All bedrooms on the ground floor
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Bathtub; Shower in tub
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: One-level layout; Entry on main level; Carbon monoxide detector(s)
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $315k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $315k).
• Recommended offer: $277k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.5% in Stanton — 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 63/100 on livability (#468 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: amenities D, health & safety D, crime D-.
• Magnolia Elementary (urban): math 25% / reading 25% proficiency, ranked #397 of 517 in CA (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Esther L. Walter (478 students, 91% FRL); Dale Junior High (math 23% / reading 46%, grade F, #183 of 498 statewide, top 38%, 983 students, 91% FRL); Magnolia High (math 17% / reading 42%, grade F, #750 of 1,170 statewide, top 66%, 1,544 students, 89% FRL) — zoned schools average 90% FRL vs 74% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.3%/yr); 48 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $3,251/mo this rent would consume 46% of the median local household income ($86k/yr) (locally 1745% 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.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $277,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $200,600
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8681 Katella Ave #898	0.00mi	3/2.0	1,440 (-2%)	9mo	$230,000	$160	89
8681 Katella Ave #865	0.00mi	3/2.0	1,440 (-2%)	20mo	$285,000	$198	79
10800 Dale Ave #125	0.18mi	3/2.0	1,440 (-2%)	11mo	$222,500	$155	79
10800 Dale Ave #412	0.18mi	4/2.0 (+1)	1,344 (-9%)	11mo	$260,000	$193	63
10800 Dale Ave #131	0.18mi	3/2.0	1,296 (-12%)	15mo	$259,000	$200	59
11250 Beach Blvd #2	0.57mi	2/2.0 (-1)	1,536 (+4%)	6mo	$125,000	$81	56
11250 Beach Blvd #122	0.58mi	2/2.0 (-1)	1,440 (-2%)	13mo	$149,900	$104	53
11250 Beach Blvd #108	0.60mi	2/2.0 (-1)	1,536 (+4%)	10mo	$150,000	$98	52
11250 Beach Blvd #119	0.58mi	2/2.0 (-1)	1,536 (+4%)	12mo	$120,000	$78	51
11250 Beach Blvd #11	0.58mi	2/2.0 (-1)	1,440 (-2%)	17mo	$140,000	$97	50
11250 Beach Blvd Blvd #23	0.58mi	2/2.0 (-1)	1,344 (-9%)	21mo	$183,000	$136	36

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-10,051
• Equity at exit: $46,968

10-year hold

• IRR: 5.9%
• Equity multiple: 1.43×
• Total profit: $37,666
• Equity at exit: $27,235

Cash invested: $88,200 (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 90680

• Rents YoY: 2.3%
• Active inventory: 48
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,251 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $680

Break-even live

Break-even rent $2,391

Max offer price $315,000

Occupancy floor 74%

Sensitivity live

Price	-10% $858	-5% $769	+0% $680	+5% $591	+10% $502
Rent	-10% $423	-5% $551	+0% $680	+5% $808	+10% $937
Rate	-1.0pp $838	-0.5pp $760	base $680	+0.5pp $598	+1.0pp $515

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11250 Dale St Garden Grove, CA	1.0–2.0	1.0–2.0	848	$2,695	$3.18	1d	8	0.30mi
10743 Magnolia Ave #101 Anaheim, CA	2.0	2.0	913	$2,500	$2.74	3d	1	0.37mi
9014 Stacie Ln #28 Anaheim, CA	3.0	2.0	1347	$3,095	$2.30	0d	1	0.41mi
8853 Stardust Ln Anaheim, CA	3.0	1.5	1126	$3,875	$3.44	4d	1	0.48mi
8882 W Cerritos Ave Anaheim, CA	2.0	1.0	980	$2,495	$2.55	0d	1	0.55mi
9313 Marchand Ave Garden Grove, CA	3.0	3.0	1200	$4,500	$3.75	6d	1	0.83mi
1235 Sharon Cir Apt L3 Anaheim, CA	2.0	2.0	910	$2,495	$2.74	0d	1	0.88mi
1235 Sharon Cir Unit 1231 F2 Anaheim, CA	2.0	2.0	910	$2,495	$2.74	17d	1	0.88mi
11893 Macduff St Garden Grove, CA	3.0	2.0	1200	$3,100	$2.58	26d	1	0.92mi
2648 W Ball Rd Anaheim, CA	1.0–2.0	1.0–2.0	843	$2,600	$3.08	0d	1	0.93mi
1235 Sharon Cir Anaheim, CA	2.0	2.0	910	$2,495	$2.74	0d	1	0.93mi
7765 Beechwood Way Stanton, CA	3.0	1.5	1232	$3,750	$3.04	0d	1	0.97mi
2828 W Ball Rd Anaheim, CA	2.0	2.0	880	$2,925	$3.32	0d	1	0.98mi
2828 W Ball Rd Anaheim, CA	2.0	1.0–2.0	880	$2,722	$3.09	0d	2	0.98mi
7684 Ruthann Ave Stanton, CA	3.0	2.0	1000	$3,650	$3.65	4d	1	0.98mi
2828 W Ball Rd Unit D-10 Anaheim, CA	2.0	2.0	880	$2,805	$3.19	18d	1	0.99mi
2828 W Ball Rd Unit N-36 Anaheim, CA	2.0	2.0	880	$2,795	$3.18	18d	1	0.99mi
2828 W Ball Rd Unit G-11 Anaheim, CA	2.0	2.0	880	$2,850	$3.24	18d	1	0.99mi
9661 Maureen Dr Unit F Garden Grove, CA	2.0	1.0	900	$2,495	$2.77	45d	1	1.00mi
2771 W Ball Rd Anaheim, CA	2.0	1.5	900	$2,350	$2.61	0d	1	1.00mi
2880 W Ball Rd Anaheim, CA	1.0–2.0	1.0	894	$2,850	$3.19	0d	5	1.03mi
8052 Fillmore Dr Apt 3 Stanton, CA	2.0	1.5	1000	$2,250	$2.25	3d	1	1.08mi
7545 Katella Ave Stanton, CA	1.0–2.0	1.0	825	$2,688	$3.26	0d	5	1.11mi
12101 Dale Ave #80 Stanton, CA	3.0	2.0	1493	$1,500	$1.00	9d	1	1.14mi
8300 Chapman Ave Stanton, CA	1.0–2.0	1.0	860	$2,545	$2.96	3d	9	1.14mi
10600 Western Ave Stanton, CA	2.0	1.0–2.0	915	$2,475	$2.70	0d	2	1.15mi
10321 Courtright Rd Stanton, CA	3.0	2.0	1202	$3,700	$3.08	23d	1	1.21mi
2449 W Ball Rd Anaheim, CA	1.0–2.0	1.0–2.0	1000	$2,855	$2.85	14d	4	1.24mi
10361 Iona Way Stanton, CA	3.0	1.5	1149	$3,500	$3.05	3d	1	1.25mi
10361 Iona Way Stanton, CA	3.0	1.5	1149	$3,500	$3.05	0d	1	1.25mi
10250 Masterson Ave Stanton, CA	3.0	2.0	1590	$3,750	$2.36	0d	1	1.27mi
10070 Gilbert St Anaheim, CA	3.0	2.0	1250	$3,095	$2.48	0d	1	1.29mi
10572 Chamberlain Ave Anaheim, CA	3.0	2.0	1000	$3,500	$3.50	12d	1	1.30mi
2551 W Rome Ave Anaheim, CA	3.0	1.5	1130	$3,850	$3.41	8d	1	1.32mi
12312 Louise St Garden Grove, CA	3.0	2.0	1300	$3,500	$2.69	26d	1	1.33mi
35 Bigsby Dr Stanton, CA	3.0	3.0	1355	$4,000	$2.95	26d	1	1.36mi
33 Bigsby Dr Stanton, CA	3.0	3.5	1625	$3,950	$2.43	45d	1	1.36mi
3 Bigsby Dr Stanton, CA	3.0	3.0	1355	$3,950	$2.92	18d	1	1.36mi
35 Bigsby Dr Stanton, CA	3.0	3.0	1355	$4,000	$2.95	0d	1	1.36mi
12112 Spencer Dr Garden Grove, CA	4.0	2.0	1663	$4,500	$2.71	20d	1	1.37mi

Listing history 19 events

1. 2026-06-21
   days on market $315,000 Active 241 DOM
2. 2026-06-18
   days on market $315,000 Active 238 DOM
3. 2026-06-17
   days on market $315,000 Active 237 DOM
4. 2026-06-16
   days on market $315,000 Active 236 DOM
5. 2026-06-15
   days on market $315,000 Active 235 DOM
6. 2026-06-13
   days on market $315,000 Active 233 DOM
7. 2026-06-13
   days on market $315,000 Active 232 DOM
8. 2026-06-09
   days on market $315,000 Active 229 DOM
9. 2026-06-08
   days on market $315,000 Active 228 DOM
10. 2026-06-07
    days on market $315,000 Active 227 DOM
11. 2026-06-04
    days on market $315,000 Active 224 DOM
12. 2026-06-03
    days on market $315,000 Active 223 DOM
13. 2026-06-02
    days on market $315,000 Active 222 DOM
14. 2026-06-01
    days on market $315,000 Active 221 DOM
15. 2026-05-31
    days on market $315,000 Active 220 DOM
16. 2026-04-22
    status Active
17. 2026-04-19
    historical
18. 2026-04-14
    price $315,000
19. 2025-10-20
    listed $355,000 Active

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $1,265 · $105/mo
• Projected year-2 tax: $2,394 · $200/mo
• Expected delta: +$1,129/yr (+$94/mo · 89.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 23 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: $39,014
• − Mortgage interest: −$17,645
• − Property taxes: −$1,265
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,121
• − Management: −$3,121
• − Depreciation: −$9,164
• Taxable income: $3,123
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $7,408/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: Magnolia Elementary
• NCES district ID: 0623430
• Math proficiency: 25% ▼ -21.00%
• Reading proficiency: 25% ▼ -29.00%
• Median HH income: $50,320
• Composite: 22.09/100
• National rank: #8181
• State rank: #397 of 517 in CA

Livability — Stanton

• Score: 63/100
• State rank: #468
• US rank: #15945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, CA
• County: Orange County · 3,096,323 people
• City population: 31,991
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 31,991
• Household income: $85,592
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 1745.0

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: Hispanic / Latino 50% Asian 27% White 17% Two or more races 12% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Italian 1% Iranian 0%
• Foreign-born: 42% · Canada, Vietnam, South Korea
• Languages at home: 35% English-only · Spanish 39% Vietnamese 17% Tagalog/Filipino 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: ▼ -529.54%
• Current HPI: 447.9557
• Rent YoY: ▲ 2.33%
• 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

-11.3% since first listed

4 events — show timeline

• 2026-04-22 Relisted — CRMLS
• 2026-04-19 Listing Removed — CRMLS
• 2026-04-14 Price Changed $315,000 CRMLS
• 2025-10-20 Listed $355,000 CRMLS

Property tax history

+1.2%/yr

Latest (2025): $1,265 · +2.2% YoY. Source: county tax records.