10800 Dale Ave #129 · Stanton, CA 90680

$259,999

3 bd · 2.0 ba · 1,664 sqft · Manufactured · 106 Days on market

Built 1991

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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 +9.3/10.0
• ARV discount +7.5/15.0
• 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 MLS

'WOW 'WOW SUPER BIG MOBILE HOME THAT HAS EVERYTHING, LARGE MASTER BEDROOM WITH WALK-IN CLOSET W/ JUCCUZZI, VERY LARGE LAUNDRY ROOM, CUSTOM OAK KITCHEN, DINING ROOM, LARGE LIVING ROOM WITH FIREPLACE, BEAUTIFUL LANDSCAPE, FRONT PORCH IS USE RED BICK, ALSO A TOOL SHED. THIS PARK HAS A COMMUNITY POOL & SPA. OVER $$20,000 IN INPROVEMENTS. THIS MOBILE HOME WAS CUSTOM BUILT .

Key facts

• Covered deck
• Soaking tub
• Stone fireplace

Tags

• STONE FIREPLACE
• SPA LIKE PRIMARY BATHROOM
• WALK-IN SHOWER
• SOAKING TUB
• INDOOR LAUNDRY
• COVERED DECK

Property features AI

Finance

• Other: Park name: Katella Mobile Home Estates; Manager approval required for the park; Pets: contact management
• Financial info: Monthly land lease of $1,825
• HOA & community: Land lease in place (seller-reported); Community features include gutters and storm drains

Exterior

• Parking: Located in Katella Mobile Home Estates
• Utilities: Public sewer; District/Public water
• Home design: Single-story mobile home (Silverwood model); Mobile home remains on property; Estimated living area
• Construction: Mobile home, 26 ft wide by 64 ft long; Year built per public records
• Exterior features: Association pool; Yard; Close to clubhouse; Lot is level/flat

Interior

• Bathrooms: Two full bathrooms; Features include walk-in shower, shower in tub, and bathtub
• Interior features: One-level home; East-facing entry
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

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 $260k).
• Recommended offer: $237k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: schools C-, amenities D, health & safety 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.
• Market conditions: Rents rising (+2.3%/yr); 48 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $3,731/mo this rent would consume 52% 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 $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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $73k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask is 63% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $90k; list at $260k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $236,599 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.43% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.96%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $173,056
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10800 Dale Ave #125	0.00mi	3/2.0	1,440 (-14%)	11mo	$222,500	$155	69
8681 Katella Ave #898	0.18mi	3/2.0	1,440 (-14%)	9mo	$230,000	$160	62
11250 Beach Blvd #2	0.53mi	2/2.0 (-1)	1,536 (-8%)	6mo	$125,000	$81	52
8681 Katella Ave #865	0.18mi	3/2.0	1,440 (-14%)	20mo	$285,000	$198	52
11250 Beach Blvd #108	0.56mi	2/2.0 (-1)	1,536 (-8%)	10mo	$150,000	$98	48
11250 Beach Blvd #119	0.55mi	2/2.0 (-1)	1,536 (-8%)	12mo	$120,000	$78	47
11250 Beach Blvd #122	0.55mi	2/2.0 (-1)	1,440 (-14%)	13mo	$149,900	$104	36
11250 Beach Blvd #11	0.55mi	2/2.0 (-1)	1,440 (-14%)	17mo	$140,000	$97	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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.39×
• Total profit: $28,699
• Equity at exit: $38,767

10-year hold

• IRR: 18.6%
• Equity multiple: 2.50×
• Total profit: $109,454
• Equity at exit: $22,480

Cash invested: $72,800 (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 90680

• Rents YoY: 2.3%
• Active inventory: 48
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,731 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$783
• Net cashflow: $1,150

Break-even live

Break-even rent $2,274

Max offer price $259,999

Occupancy floor 64%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8853 Stardust Ln Anaheim, CA	3.0	1.5	1126	$3,875	$3.44	2d	1	0.43mi
9014 Stacie Ln #28 Anaheim, CA	3.0	2.0	1347	$3,095	$2.30	1d	1	0.50mi
7765 Beechwood Way Stanton, CA	3.0	1.5	1232	$3,750	$3.04	1d	1	0.80mi
7545 Katella Ave Stanton, CA	1.0–2.0	1.0	900	$3,053	$3.39	1d	7	0.99mi
9313 Marchand Ave Garden Grove, CA	3.0	3.0	1200	$4,500	$3.75	5d	1	1.01mi
10321 Courtright Rd Stanton, CA	3.0	2.0	1202	$3,700	$3.08	22d	1	1.04mi
10910 Scottsbluff Dr Stanton, CA	4.0	3.5	1924	$4,350	$2.26	1d	1	1.05mi
11893 Macduff St Garden Grove, CA	3.0	2.0	1200	$3,100	$2.58	24d	1	1.07mi
10361 Iona Way Stanton, CA	3.0	1.5	1149	$3,500	$3.05	1d	1	1.09mi
10250 Masterson Ave Stanton, CA	3.0	2.0	1590	$3,750	$2.36	1d	1	1.10mi
2449 W Ball Rd Anaheim, CA	1.0–2.0	1.0–2.0	1000	$2,855	$2.85	12d	4	1.21mi
2551 W Rome Ave Anaheim, CA	3.0	1.5	1130	$3,850	$3.41	6d	1	1.24mi
12101 Dale Ave #80 Stanton, CA	3.0	2.0	1493	$1,500	$1.00	7d	1	1.26mi
10070 Gilbert St Anaheim, CA	3.0	2.0	1250	$3,095	$2.48	1d	1	1.28mi
3208 W Ravenswood Dr Anaheim, CA	3.0	2.0	1636	$4,000	$2.44	12d	1	1.31mi
627 S Velare St Anaheim, CA	2.0	1.0	1095	$2,494	$2.28	18d	1	1.40mi
2970 W Orange Ave Unit B028 Anaheim, CA	2.0	2.0	1100	$2,880	$2.62	17d	1	1.43mi
33 Bigsby Dr Stanton, CA	3.0	3.5	1625	$3,950	$2.43	43d	1	1.45mi
35 Bigsby Dr Stanton, CA	3.0	3.0	1355	$4,000	$2.95	24d	1	1.45mi
3 Bigsby Dr Stanton, CA	3.0	3.0	1355	$3,950	$2.92	16d	1	1.45mi
31909 Saint Joseph Ln Stanton, CA	4.0	3.5	1825	$4,950	$2.71	1d	1	1.45mi
31907 Saint Joseph Ln Stanton, CA	4.0	3.5	1800	$4,950	$2.75	1d	1	1.45mi
31911 Saint Joseph Ln Stanton, CA	4.0	3.5	1825	$4,950	$2.71	1d	1	1.45mi
12312 Louise St Garden Grove, CA	3.0	2.0	1300	$3,500	$2.69	24d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $259,999 Active 106 DOM
2. 2026-06-17
   days on market $259,999 Active 105 DOM
3. 2026-06-16
   days on market $259,999 Active 104 DOM
4. 2026-06-15
   days on market $259,999 Active 103 DOM
5. 2026-06-13
   days on market $259,999 Active 101 DOM
6. 2026-06-13
   days on market $259,999 Active 100 DOM
7. 2026-06-09
   days on market $259,999 Active 97 DOM
8. 2026-06-08
   days on market $259,999 Active 96 DOM
9. 2026-06-07
   days on market $259,999 Active 95 DOM
10. 2026-06-04
    days on market $259,999 Active 92 DOM
11. 2026-06-03
    days on market $259,999 Active 91 DOM
12. 2026-06-02
    days on market $259,999 Active 90 DOM
13. 2026-06-01
    days on market $259,999 Active 89 DOM
14. 2026-05-31
    days on market $259,999 Active 88 DOM
15. 2026-03-06
    price $259,999
16. 2026-03-04
    listed $159,999 Active
17. 2026-02-03
    historical
18. 2025-09-06
    listed $264,000 Active
19. 2006-12-15
    soldstatus $89,950 377-char remark

    Show marketing remark (377 chars)

    'WOW 'WOW SUPER BIG MOBILE HOME THAT HAS EVERYTHING, LARGE MASTER BEDROOM WITH WALK-IN CLOSET W/ JUCCUZZI, VERY LARGE LAUNDRY ROOM, CUSTOM OAK KITCHEN, DINING ROOM, LARGE LIVING ROOM WITH FIREPLACE, BEAUTIFUL LANDSCAPE, FRONT PORCH IS USE RED BICK, ALSO A TOOL SHED. THIS PARK HAS A COMMUNITY POOL & SPA. OVER $$20,000 IN INPROVEMENTS. THIS MOBILE HOME WAS CUSTOM BUILT .

20. 2006-06-02
    historical

    Show marketing remark (377 chars)

    'WOW 'WOW SUPER BIG MOBILE HOME THAT HAS EVERYTHING, LARGE MASTER BEDROOM WITH WALK-IN CLOSET W/ JUCCUZZI, VERY LARGE LAUNDRY ROOM, CUSTOM OAK KITCHEN, DINING ROOM, LARGE LIVING ROOM WITH FIREPLACE, BEAUTIFUL LANDSCAPE, FRONT PORCH IS USE RED BICK, ALSO A TOOL SHED. THIS PARK HAS A COMMUNITY POOL & SPA. OVER $$20,000 IN INPROVEMENTS. THIS MOBILE HOME WAS CUSTOM BUILT .

21. 2006-06-02
    listed $99,950 377-char remark

    Show marketing remark (377 chars)

    'WOW 'WOW SUPER BIG MOBILE HOME THAT HAS EVERYTHING, LARGE MASTER BEDROOM WITH WALK-IN CLOSET W/ JUCCUZZI, VERY LARGE LAUNDRY ROOM, CUSTOM OAK KITCHEN, DINING ROOM, LARGE LIVING ROOM WITH FIREPLACE, BEAUTIFUL LANDSCAPE, FRONT PORCH IS USE RED BICK, ALSO A TOOL SHED. THIS PARK HAS A COMMUNITY POOL & SPA. OVER $$20,000 IN INPROVEMENTS. THIS MOBILE HOME WAS CUSTOM BUILT .

22. 2005-12-12
    listed $99,950

ⓘ 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 ≥89°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: $44,768
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,581
• − Management: −$3,581
• − Depreciation: −$7,564
• Taxable income: $10,278
• Est. tax owed @ 24.0%: −$2,467
• After-tax cash flow: $11,339/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

+160.1% since first listed

8 events — show timeline

• 2026-03-06 Price Changed $259,999 CRMLS
• 2026-03-04 Listed $159,999 CRMLS
• 2026-02-03 Listing Removed — CRMLS
• 2025-09-06 Listed $264,000 CRMLS
• 2006-12-15 Sold (MLS) $89,950 CRMLS
• 2006-06-02 Listed $99,950 CRMLS
• 2006-06-02 Listing Removed — CRMLS
• 2005-12-12 Listed $99,950 CRMLS

Property tax history

-8.7%/yr

Latest (2025): $72 · +2.3% YoY. Source: county tax records.