6301 Warner Ave #88 · Huntington Beach, CA 92647

$219,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 83 Days on market

Built 1995 Est $221k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• Schools +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming manufactured home located in the heart of Huntington Beach. A short distance to the beach, to the freeway and the golf course too. The front yard is decorated with flowers and surrouded by a white picket fence. The skylights and the vaulted ceiling makes this house nice and bright. The park has a car wash enclosure, 2 pools and spa and a club house that is available to the residents. Stop renting and buy me now.

Key facts

• 2 spas
• 2 pools
• Renovated clubhouses

Tags

• 2 POOLS
• 2 SPAS
• RENOVATED CLUBHOUSES
• FENCED DOG PARK AREA

Property features AI

Finance

• Other: Double body type (multi-unit classification); Directions: Enter the community and go straight, home will be on left hand side.
• HOA & community: Monthly land lease (park) of $1,999; Community features include a dog park and street lighting; Park name: Sea Aira; Manager approval required for residency; Pets allowed with breed restrictions

Exterior

• Parking: Attached carport with 2 parking spaces
• Utilities: Public sewer; District/public water
• Home design: Mobile/manufactured double-wide; Single story; Mobile home remains on site
• Construction: Built by builder (year built source: Builder); Mobile dimensions approximately 24 ft by 48 ft
• Exterior features: Association-maintained in-ground pool; Corner lot; Close to clubhouse; One storage shed

Interior

• Kitchen: Garbage disposal; Refrigerator; Gas range; Dishwasher; Gas water heater
• Bedrooms: Entry level bedroom(s)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central furnace heating
• Interior features: One-level entry; One story; Skylights; Association-maintained, in-ground heated spa
• Laundry & utility: Laundry inside in an individual room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $219k).
• Recommended offer: $206k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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.
• 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.
• Market conditions: Rents rising (+1.2%/yr); 75 active listings in the ZIP; 40 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 40% of the median local income ($105k/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 $2k of loan paydown is wiped out by about $7k 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 + 1.2% rent growth), your $61k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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.
• Current owner paid $100k; list at $219k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 1.61% ✓
• Cap rate: 13.27%
• Cash-on-cash: 24.93%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $221,184
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6301 Warner Ave #40	0.00mi	2/2.0 (-1)	1,200 (+4%)	1mo	$230,000	$192	88
6301 Warner Ave #5	0.00mi	3/2.0	1,248 (+8%)	24mo	$235,000	$188	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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.64×
• Total profit: $39,430
• Equity at exit: $32,654

10-year hold

• IRR: 23.6%
• Equity multiple: 2.86×
• Total profit: $114,190
• Equity at exit: $18,935

Cash invested: $61,320 (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 92647

• Rents YoY: 1.2%
• Active inventory: 75
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,528 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $1,274

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 59%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6401 Warner Ave Huntington Beach, CA	2.0–3.0	1.0–2.5	1145	$4,196	$3.66	1d	16	0.11mi
6242 Warner Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	830	$2,925	$3.52	1d	12	0.12mi
17031 Pinehurst Ln Unit B Huntington Beach, CA	2.0	2.0	800	$3,000	$3.75	1d	1	0.25mi
6700 Warner Ave Huntington Beach, CA	2.0	1.0–2.0	875	$3,260	$3.73	1d	1	0.37mi
6762 Warner Ave Huntington Beach, CA	2.0	1.5	920	$2,750	$2.99	1d	6	0.46mi
5832 Nordina Dr Huntington Beach, CA	3.0	2.0	1171	$4,399	$3.76	1d	1	0.71mi
16722 Goldenwest St #1 Huntington Beach, CA	3.0	2.0	1250	$3,650	$2.92	1d	1	0.72mi
5952 Par Cir Huntington Beach, CA	3.0	2.0	1437	$5,400	$3.76	13d	1	0.73mi
16682 Goldenwest St Unit 2 Huntington Beach, CA	2.0	2.0	900	$2,800	$3.11	1d	1	0.73mi
16652 Goldenwest St Apt 3 Huntington Beach, CA	2.0	1.5	1200	$2,600	$2.17	1d	1	0.74mi
16652 Goldenwest St Huntington Beach, CA	2.0	1.5	1200	$2,600	$2.17	10d	1	0.74mi
5641 Tilburg Dr Huntington Beach, CA	3.0	2.0	1188	$4,495	$3.78	1d	1	0.76mi
16612 Bartlett Ln Unit 4 Huntington Beach, CA	2.0	1.0	1000	$2,600	$2.60	19d	1	0.81mi
7082 Heil Ave #1 Huntington Beach, CA	3.0	2.0	1438	$3,500	$2.43	1d	1	0.86mi
16862 Coach Ln Huntington Beach, CA	2.0	1.0	1000	$3,500	$3.50	1d	1	0.86mi
16531 Kellog Cir Unit 1 Huntington Beach, CA	3.0	2.0	1422	$3,650	$2.57	1d	1	0.87mi
6100 Edinger Ave Unit 509 Huntington Beach, CA	2.0	2.0	950	$3,500	$3.68	3d	1	0.90mi
6200 Edinger Ave Huntington Beach, CA	1.0–3.0	1.0–2.0	851	$3,462	$4.07	1d	4	0.91mi
6100 Edinger Ave Apt 602 Huntington Beach, CA	2.0	2.0	950	$2,800	$2.95	1d	1	0.92mi
7261 La Mancha Cir Unit C Huntington Beach, CA	2.0	2.0	921	$2,500	$2.71	22d	1	0.96mi
7302 Elk Cir Huntington Beach, CA	2.0	1.0	850	$2,650	$3.12	11d	1	0.97mi
7302 Elk Cir Apt 4 Huntington Beach, CA	2.0	1.0	850	$2,650	$3.12	1d	1	0.97mi
16781 Bardon Ln Unit A Huntington Beach, CA	3.0	2.0	1300	$3,195	$2.46	7d	1	1.00mi
5681 Mangrum Dr Huntington Beach, CA	3.0	2.0	1132	$4,995	$4.41	1d	1	1.09mi
6002 Welde Cir Huntington Beach, CA	3.0	2.0	1284	$3,650	$2.84	10d	1	1.16mi
7581 Warner Ave Unit B Huntington Beach, CA	3.0	2.0	1305	$3,400	$2.61	1d	1	1.26mi
7290 Edinger Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	941	$3,824	$4.06	1d	19	1.30mi
6042 Stone Cir Huntington Beach, CA	4.0	2.0	1434	$4,995	$3.48	1d	1	1.35mi
17092 Emerald Ln Unit 4 Huntington Beach, CA	3.0	2.0	1200	$3,595	$3.00	24d	1	1.37mi
17092 Emerald Ln Unit 4 Huntington Beach, CA	3.0	2.0	1200	$3,595	$3.00	1d	1	1.37mi
17092 Emerald Ln Huntington Beach, CA	3.0	2.0	1200	$3,595	$3.00	10d	1	1.37mi
17102 Emerald Ln Unit D Huntington Beach, CA	3.0	2.0	1200	$3,495	$2.91	24d	1	1.37mi
17102 Emerald Ln Huntington Beach, CA	3.0	2.0	1200	$3,495	$2.91	10d	1	1.37mi
17102 Emerald Ln Unit 4 Huntington Beach, CA	3.0	2.0	1200	$3,495	$2.91	1d	1	1.37mi
16082 Schryer Ln Huntington Beach, CA	3.0	2.0	1214	$8,000	$6.59	2d	1	1.38mi
7267 Aura Cir Huntington Beach, CA	3.0	2.5	1389	$4,500	$3.24	1d	1	1.39mi
16592 Jib Cir Unit B Huntington Beach, CA	3.0	2.5	1500	$4,300	$2.87	1d	1	1.41mi
5141 Cheryl Dr Huntington Beach, CA	3.0	1.5	1120	$4,200	$3.75	16d	1	1.45mi
7771 Sycamore Dr Unit SYCAMORE7771-C Huntington Beach, CA	2.0	1.5	800	$2,550	$3.19	14d	1	1.45mi
15596 Dawson Ln Huntington Beach, CA	3.0	2.0	1000	$3,600	$3.60	1d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $219,000 Active 83 DOM
2. 2026-06-17
   days on market $219,000 Active 82 DOM
3. 2026-06-16
   days on market $219,000 Active 81 DOM
4. 2026-06-15
   days on market $219,000 Active 80 DOM
5. 2026-06-13
   days on market $219,000 Active 78 DOM
6. 2026-06-13
   days on market $219,000 Active 77 DOM
7. 2026-06-10
   days on market $219,000 Active 75 DOM
8. 2026-06-09
   days on market $219,000 Active 74 DOM
9. 2026-06-08
   days on market $219,000 Active 73 DOM
10. 2026-06-07
    days on market $219,000 Active 72 DOM
11. 2026-06-04
    days on market $219,000 Active 69 DOM
12. 2026-06-03
    days on market $219,000 Active 68 DOM
13. 2026-06-02
    days on market $219,000 Active 67 DOM
14. 2026-06-01
    days on market $219,000 Active 66 DOM
15. 2026-05-31
    days on market $219,000 Active 65 DOM
16. 2026-03-27
    listed $219,000 Active
17. 2007-02-15
    soldstatus $100,000 424-char remark

    Show marketing remark (424 chars)

    Charming manufactured home located in the heart of Huntington Beach. A short distance to the beach, to the freeway and the golf course too. The front yard is decorated with flowers and surrouded by a white picket fence. The skylights and the vaulted ceiling makes this house nice and bright. The park has a car wash enclosure, 2 pools and spa and a club house that is available to the residents. Stop renting and buy me now.

18. 2006-11-06
    listed $110,000 424-char remark

    Show marketing remark (424 chars)

    Charming manufactured home located in the heart of Huntington Beach. A short distance to the beach, to the freeway and the golf course too. The front yard is decorated with flowers and surrouded by a white picket fence. The skylights and the vaulted ceiling makes this house nice and bright. The park has a car wash enclosure, 2 pools and spa and a club house that is available to the residents. Stop renting and buy me now.

19. 2000-05-06
    soldstatus $75,000
20. 2000-03-20
    listed $75,500

ⓘ 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 6/10 Major FEMA zone X · 90% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°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: $42,341
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$3,387
• − Management: −$3,387
• − Depreciation: −$6,371
• Taxable income: $12,548
• Est. tax owed @ 24.0%: −$3,012
• After-tax cash flow: $12,277/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): 59,047
• Household income: $105,110
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 3065.0

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 0.66)
• Race & ethnicity: White 50% Hispanic / Latino 27% Two or more races 15% Asian 14% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 68% English-only · Spanish 15% Vietnamese 6% 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: ▼ -1044.38%
• Current HPI: 401.8266
• Rent YoY: ▲ 1.20%
• 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

+190.1% since first listed

5 events — show timeline

• 2026-03-27 Listed $219,000 CRMLS
• 2007-02-15 Sold (MLS) $100,000 CRMLS
• 2006-11-06 Listed $110,000 CRMLS
• 2000-05-06 Sold (MLS) $75,000 CRMLS
• 2000-03-20 Listed $75,500 CRMLS

Property tax history

-5.4%/yr

Latest (2025): $155 · -6.7% YoY. Source: county tax records.