1616 S Euclid #105 · Anaheim, CA 92802

$210,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 29 Days on market

Built 1995 19 ac lot Est $272k · 23% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 1995 and ready to call "Home". Cathedral ceilings. This beautiful 3 bedroom 2 bath recently painted (exterior) home offers a functional kitchen with large pantry and laundry off kitchen, formal living room, large family room off the kitchen, perfect for entertaining. Master suite has adjoining bathroom with a large bathtub and separate shower. Beautiful laminate flooring throughout and carpet in the bedrooms all with ceiling fans. Electrical panel recently upgraded. Gorgeous, high end fridge, washer and dryer all stay! Most of the furniture negotiable too. This home won't last, priced to sell. (Current monthly land lease per Seller is $1,535.00 which includes all utilities except tv and internet)

Key facts

• 18.69 acre lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Financial info: Land lease: $2,100 monthly
• HOA & community: Land lease community (monthly land lease)

Exterior

• Parking: Carport; Driveway; Two parking spaces (includes 2 carport spaces)
• Security: Resident manager
• Utilities: Public/district water; Public sewer; Natural gas connected; Electricity connected; Cable connected; Telephone on property
• Home design: Manufactured house; Faces west; Planned development; Single-story; Entry at ground level
• Construction: Wood construction
• Exterior features: Community pool; Lot is level/flat; Paved road access; Street lighting

Interior

• Kitchen: Dining ell; Dining area in kitchen
• Bedrooms: Three main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: One-level living; Main floor primary bedroom; All bedrooms on the same level; Resident manager; Community spa
• Laundry & utility: Inside laundry in an individual room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

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 ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% 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.
• Anaheim Elementary (urban): math 25% / reading 25% proficiency, ranked #386 of 517 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.8%/yr); 26 active listings in the ZIP; 23 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).
• At $3,280/mo this rent would consume 47% of the median local household income ($84k/yr) (locally 2492% 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 $1k of loan paydown is wiped out by about $6k 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 + 3.8% rent growth), your $59k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $62k; list at $210k implies a 239% gain — meaningful room to come down on a strong offer.

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 $206,850 (1.5% below list)

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. 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?
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: 1.56% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.26%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $271,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10770 Katella Ave #36	0.50mi	3/2.0	1,404 (+0%)	5mo	$365,000	$260	72
1616 S Euclid St #11	0.00mi	3/2.0	1,548 (+11%)	12mo	$300,000	$194	72
1616 S Euclid St #78	0.00mi	3/2.0	1,200 (-14%)	9mo	$240,000	$200	69
10770 W Katella Ave #14	0.50mi	2/2.0 (-1)	1,440 (+3%)	13mo	$230,000	$160	56
10770 West Katella Ave #23	0.51mi	3/3.0	1,440 (+3%)	17mo	$255,000	$177	53
11301 Euclid St #115	0.68mi	4/2.0 (+1)	1,500 (+7%)	1mo	$295,000	$197	51
11301 Euclid St #43	0.68mi	3/2.0	1,296 (-7%)	20mo	$274,000	$211	40
11301 Euclid St #19	0.68mi	3/2.0	1,534 (+10%)	20mo	$274,000	$179	36
11301 Euclid St #91	0.68mi	3/2.0	1,540 (+10%)	22mo	$245,000	$159	33
11301 Euclid St #72	0.68mi	4/2.0 (+1)	1,512 (+8%)	21mo	$279,000	$185	32

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 · 3.75% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.70×
• Total profit: $41,120
• Equity at exit: $31,312

10-year hold

• IRR: 26.2%
• Equity multiple: 3.38×
• Total profit: $139,890
• Equity at exit: $18,157

Cash invested: $58,800 (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 92802

• Rents YoY: 3.8%
• Active inventory: 26
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,280 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$689
• Net cashflow: $1,140

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 60%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 W Cerritos Ave Anaheim, CA	2.0	1.5	959	$2,700	$2.82	1d	2	0.34mi
1854 S Euclid St Anaheim, CA	2.0–3.0	1.0–2.0	937	$3,190	$3.40	1d	2	0.48mi
1301 Laster Ave Unit ADU Anaheim, CA	4.0	2.5	1200	$3,600	$3.00	2d	1	0.50mi
1371 W Cerritos Ave #86 Anaheim, CA	3.0	2.5	1486	$3,525	$2.37	2d	1	0.54mi
1693 S Heritage Cir Anaheim, CA	3.0	2.0	1437	$3,700	$2.57	1d	1	0.56mi
11121 Dino Cir Garden Grove, CA	3.0	2.0	1294	$3,095	$2.39	22d	1	0.58mi
1250 S Euclid St Anaheim, CA	1.0–3.0	1.0–2.0	935	$2,600	$2.78	1d	9	0.61mi
1540 W Ball Rd Anaheim, CA	2.0	1.0–2.0	815	$2,875	$3.53	1d	1	0.63mi
1640 W Ball Rd Anaheim, CA	1.0–2.0	1.0–2.0	885	$2,035	$2.30	1d	2	0.66mi
915 S Arden Pl Apt 4 Anaheim, CA	2.0	1.0	945	$2,300	$2.43	1d	1	0.79mi
1813 W Ball Rd Anaheim, CA	2.0	1.0	900	$2,495	$2.77	1d	1	0.83mi
11092 Dallas Dr Garden Grove, CA	3.0	2.0	1310	$3,950	$3.02	24d	1	0.92mi
909 S Echo Pl Anaheim, CA	3.0	2.0	1669	$5,200	$3.12	1d	1	1.02mi
11750 Euclid St Garden Grove, CA	1.0–2.0	1.0–2.0	903	$2,750	$3.05	2d	2	1.12mi
1250 S Brookhurst St Unit 01 Anaheim, CA	3.0	2.0	1172	$3,100	$2.65	1d	1	1.15mi
955 W Lamark Ln Anaheim, CA	3.0	2.5	1333	$3,400	$2.55	1d	1	1.20mi
10572 Chamberlain Ave Anaheim, CA	3.0	2.0	1000	$3,500	$3.50	10d	1	1.25mi
11401 Kearney Way Garden Grove, CA	3.0	2.0	1237	$3,800	$3.07	43d	1	1.28mi
1692 W Trapezoid Dr Anaheim, CA	3.0	2.0	1505	$3,795	$2.52	10d	1	1.39mi
1692 W Trapezoid Dr Anaheim, CA	3.0	2.0	1505	$3,795	$2.52	3d	1	1.39mi
1600 W Broadway Unit 17A Anaheim, CA	2.0	2.0	1000	$2,950	$2.95	1d	1	1.39mi
1670 W Broadway Anaheim, CA	2.0	1.5	1025	$2,800	$2.73	1d	1	1.40mi
1008 S Citron St #12 Anaheim, CA	2.0	1.0	900	$2,350	$2.61	1d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $210,000 Active 29 DOM
2. 2026-06-17
   days on market $210,000 Active 28 DOM
3. 2026-06-16
   days on market $210,000 Active 27 DOM
4. 2026-06-15
   days on market $210,000 Active 26 DOM
5. 2026-06-13
   days on market $210,000 Active 24 DOM
6. 2026-06-13
   days on market $210,000 Active 23 DOM
7. 2026-06-09
   days on market $210,000 Active 20 DOM
8. 2026-06-08
   days on market $210,000 Active 19 DOM
9. 2026-06-07
   days on market $210,000 Active 18 DOM
10. 2026-06-04
    days on market $210,000 Active 15 DOM
11. 2026-06-03
    days on market $210,000 Active 14 DOM
12. 2026-06-02
    days on market $210,000 Active 13 DOM
13. 2026-06-01
    days on market $210,000 Active 12 DOM
14. 2026-05-31
    days on market $210,000 Active 11 DOM
15. 2026-05-20
    listed $210,000 Active
16. 2026-05-20
    historical $210,000
17. 2019-02-08
    soldstatus $62,000 Closed Sale 726-char remark

    Show marketing remark (726 chars)

    Built in 1995 and ready to call "Home". Cathedral ceilings. This beautiful 3 bedroom 2 bath recently painted (exterior) home offers a functional kitchen with large pantry and laundry off kitchen, formal living room, large family room off the kitchen, perfect for entertaining. Master suite has adjoining bathroom with a large bathtub and separate shower. Beautiful laminate flooring throughout and carpet in the bedrooms all with ceiling fans. Electrical panel recently upgraded. Gorgeous, high end fridge, washer and dryer all stay! Most of the furniture negotiable too. This home won't last, priced to sell. (Current monthly land lease per Seller is $1,535.00 which includes all utilities except tv and internet)

18. 2019-01-04
    status Pending Sale 726-char remark

    Show marketing remark (726 chars)

    Built in 1995 and ready to call "Home". Cathedral ceilings. This beautiful 3 bedroom 2 bath recently painted (exterior) home offers a functional kitchen with large pantry and laundry off kitchen, formal living room, large family room off the kitchen, perfect for entertaining. Master suite has adjoining bathroom with a large bathtub and separate shower. Beautiful laminate flooring throughout and carpet in the bedrooms all with ceiling fans. Electrical panel recently upgraded. Gorgeous, high end fridge, washer and dryer all stay! Most of the furniture negotiable too. This home won't last, priced to sell. (Current monthly land lease per Seller is $1,535.00 which includes all utilities except tv and internet)

19. 2018-12-20
    listed $69,999 Active 726-char remark

    Show marketing remark (726 chars)

    Built in 1995 and ready to call "Home". Cathedral ceilings. This beautiful 3 bedroom 2 bath recently painted (exterior) home offers a functional kitchen with large pantry and laundry off kitchen, formal living room, large family room off the kitchen, perfect for entertaining. Master suite has adjoining bathroom with a large bathtub and separate shower. Beautiful laminate flooring throughout and carpet in the bedrooms all with ceiling fans. Electrical panel recently upgraded. Gorgeous, high end fridge, washer and dryer all stay! Most of the furniture negotiable too. This home won't last, priced to sell. (Current monthly land lease per Seller is $1,535.00 which includes all utilities except tv and internet)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥90°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,361
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,149
• − Management: −$3,149
• − Depreciation: −$6,109
• Taxable income: $10,991
• Est. tax owed @ 24.0%: −$2,638
• After-tax cash flow: $11,042/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: Anaheim Elementary
• NCES district ID: 0602610
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $55,235
• Composite: 22.56/100
• National rank: #8078
• State rank: #386 of 517 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): 43,132
• Household income: $84,419
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 2492.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 25% Asian 15% White 13% Black 2%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Romanian 1%
• Foreign-born: 37% · Canada, Vietnam, South Korea
• Languages at home: 31% English-only · Spanish 54% Vietnamese 8% 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: ▼ -497.90%
• Current HPI: 456.7685
• Rent YoY: ▲ 3.75%
• 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

+200.0% since first listed

5 events — show timeline

• 2026-05-20 Listed $210,000 CRMLS
• 2026-05-20 Coming Soon $210,000 CRMLS
• 2019-02-08 Sold (MLS) $62,000 CRMLS
• 2019-01-04 Pending — CRMLS
• 2018-12-20 Listed $69,999 CRMLS

Property tax history

-8.6%/yr

Latest (2025): $95 · -7.5% YoY. Source: county tax records.