2191 Harbor Blvd #75 · Costa Mesa, CA 92627

$75,000

1 bd · 1.0 ba · 576 sqft · Manufactured · 132 Days on market

Built 1970 Fair condition $130/sqft · 34% below area Est $113k · 34% 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
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1 bedroom, 1 bathroom home features a private fenced backyard and convenient parking for up to 2 cars. Situated in a desirable all-age gated community, the property is within walking distance to shopping, dining, and everyday conveniences. Excellent location with easy access to the 55 and 405 freeways and just minutes from the beach. A fantastic opportunity to enjoy comfort and convenience in a prime area!

Key facts

• Gated community
• Convenient parking
• 2 parking spots

Tags

• PRIVATE FENCED BACKYARD
• CONVENIENT PARKING
• GATED COMMUNITY
• WALKING DISTANCE TO SHOPPING
• EASY ACCESS TO FREEWAYS
• MINUTES FROM THE BEACH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.2% vs local median 1.8% in Costa Mesa — 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 61/100 on livability (#558 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, amenities B; Watch: schools C-, health & safety D+, crime F.
• Newport-Mesa Unified (urban): math 46% / reading 58% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 97 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $519 of loan paydown is wiped out by about $2k 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 + 1.7% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.18% ✓
• Cap rate: 28.16%
• Cash-on-cash: 78.08%
• DSCR: 4.47
• GRM: 2.6

CMA / ARV

• ARV (median comp): $113,376
• List price: $75,000
• Delta: -33.85%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.71% rent growth · sell at horizon

5-year hold

• IRR: 76.7%
• Equity multiple: 4.42×
• Total profit: $71,853
• Equity at exit: $11,183

10-year hold

• IRR: 80.0%
• Equity multiple: 8.74×
• Total profit: $162,553
• Equity at exit: $6,485

Cash invested: $21,000 (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 92627

• Rents YoY: 1.7%
• Active inventory: 97
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,386 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $1,366

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 38%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1995 Maple St Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	5d	1	0.19mi
1995 Maple St Unit 1999-202 Costa Mesa, CA	2.0	1.0	704	$2,650	$3.76	43d	1	0.19mi
2077 Charle St Costa Mesa, CA	—	1.0	450	$1,950	$4.33	16d	1	0.28mi
393 Hamilton St Unit B1 Costa Mesa, CA	1.0	1.0	576	$2,200	$3.82	20d	1	0.34mi
393 Hamilton St Unit F1 Costa Mesa, CA	—	1.0	420	$1,775	$4.23	4d	1	0.34mi
393 Hamilton St Unit M3 Costa Mesa, CA	—	1.0	420	$1,800	$4.29	4d	1	0.37mi
393 Hamilton St Unit N1 Costa Mesa, CA	1.0	1.0	576	$2,050	$3.56	20d	1	0.37mi
393 Hamilton St Unit R3 Costa Mesa, CA	—	1.0	420	$1,850	$4.40	4d	1	0.37mi
673 Victoria St Costa Mesa, CA	2.0	1.0	700	$3,000	$4.29	16d	1	0.40mi
2029 Harbor Blvd Unit 7 Costa Mesa, CA	2.0	1.0	616	$2,850	$4.63	7d	1	0.40mi
2029 Harbor Blvd Unit 8 Costa Mesa, CA	2.0	1.0	638	$2,750	$4.31	24d	1	0.40mi
1999 Maple Ave Unit 202 Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	7d	1	0.50mi
2000 Parsons St Costa Mesa, CA	1.0–2.0	1.0–2.0	800	$2,605	$3.26	13d	5	0.50mi
2400 Harbor Blvd Costa Mesa, CA	1.0–2.0	1.0–2.5	1010	$2,496	$2.47	1d	17	0.53mi
2080 Newport Blvd Apt 226 Costa Mesa, CA	1.0	1.0	424	$1,845	$4.35	24d	1	0.64mi
1919 Maple Ave Unit 1917-06 Costa Mesa, CA	1.0	1.0	440	$1,975	$4.49	24d	1	0.69mi
1919 Maple Ave Unit 1917-14 Costa Mesa, CA	1.0	1.0	440	$1,975	$4.49	11d	1	0.69mi
2110 Newport Blvd Costa Mesa, CA	1.0	1.0	480	$1,900	$3.96	24d	1	0.69mi
790 Hamilton St Costa Mesa, CA	1.0	1.0	555	$2,300	$4.14	22d	1	0.69mi
136 E Bay St Costa Mesa, CA	1.0	1.0	700	$2,550	$3.64	43d	1	0.71mi
1975 Pomona Ave Costa Mesa, CA	1.0	1.0	650	$1,995	$3.07	14d	1	0.72mi
2115 Placentia Ave Costa Mesa, CA	1.0–2.0	1.0–2.0	725	$2,195	$3.03	2d	4	0.75mi
1911 Church St #4 Costa Mesa, CA	1.0	1.0	360	$1,995	$5.54	43d	1	0.79mi
140 W Wilson St Costa Mesa, CA	1.0	1.0	585	$2,250	$3.85	20d	1	0.84mi
177 22nd St Costa Mesa, CA	1.0	1.0	740	$2,625	$3.55	43d	1	0.85mi
425 Merrimac Way Costa Mesa, CA	1.0	1.0	600	$2,540	$4.23	2d	6	0.95mi
2323 Elden Ave Costa Mesa, CA	1.0	1.0	684	$2,445	$3.57	3d	2	0.96mi
109 Clearbrook Ln Unit C Costa Mesa, CA	1.0	1.0	750	$2,450	$3.27	24d	1	1.03mi
400 Merrimac Way Costa Mesa, CA	1.0	1.0	634	$2,350	$3.71	2d	3	1.05mi
724 W 18th St Unit 3 Costa Mesa, CA	1.0	1.0	650	$1,850	$2.85	43d	1	1.09mi
1846 Placentia Ave Apt D Costa Mesa, CA	1.0	1.0	625	$2,595	$4.15	43d	1	1.10mi
187 E 18th St Costa Mesa, CA	1.0	1.0	725	$2,400	$3.31	19d	1	1.11mi
187 E 18th St Costa Mesa, CA	1.0	1.0	600	$2,400	$4.00	24d	1	1.11mi
140 Cabrillo St Costa Mesa, CA	1.0	1.0	337	$1,795	$5.32	16d	2	1.12mi
825 Center St Costa Mesa, CA	2.0	1.0–2.0	850	$2,588	$3.04	24d	1	1.13mi
1500 Mesa Verde Dr E Costa Mesa, CA	1.0	1.0	813	$3,078	$3.79	2d	8	1.15mi
286 E 19th St Unit B Costa Mesa, CA	1.0	1.0	550	$2,375	$4.32	19d	1	1.17mi
853 Center St Unit 04 Costa Mesa, CA	—	1.0	500	$1,850	$3.70	24d	1	1.18mi
853 Center St Costa Mesa, CA	—	1.0	500	$1,850	$3.70	15d	1	1.18mi
2250 Canyon Dr Costa Mesa, CA	2.0	1.0	740	$2,750	$3.72	15d	1	1.21mi

Listing history 24 events

1. 2026-06-18
   days on market $75,000 Active 132 DOM
2. 2026-06-17
   days on market $75,000 Active 131 DOM
3. 2026-06-16
   days on market $75,000 Active 130 DOM
4. 2026-06-15
   days on market $75,000 Active 129 DOM
5. 2026-06-13
   days on market $75,000 Active 127 DOM
6. 2026-06-13
   days on market $75,000 Active 126 DOM
7. 2026-06-09
   days on market $75,000 Active 123 DOM
8. 2026-06-08
   days on market $75,000 Active 122 DOM
9. 2026-06-07
   days on market $75,000 Active 121 DOM
10. 2026-06-04
    days on market $75,000 Active 118 DOM
11. 2026-06-03
    days on market $75,000 Active 117 DOM
12. 2026-06-02
    days on market $75,000 Active 116 DOM
13. 2026-06-01
    days on market $75,000 Active 115 DOM
14. 2026-05-31
    days on market $75,000 Active 114 DOM
15. 2026-02-06
    listed $75,000 Active 414-char remark

    Show marketing remark (414 chars)

    This 1 bedroom, 1 bathroom home features a private fenced backyard and convenient parking for up to 2 cars. Situated in a desirable all-age gated community, the property is within walking distance to shopping, dining, and everyday conveniences. Excellent location with easy access to the 55 and 405 freeways and just minutes from the beach. A fantastic opportunity to enjoy comfort and convenience in a prime area!

16. 2025-11-03
    soldstatus $67,000 Closed Sale 390-char remark

    Show marketing remark (390 chars)

    EXCELLENT OPPORTUNITY - LIVE NEAR THE BEACH! 1 Bedroom | 1 Bathroom | NEW Kitchen with Lots of Storage! Spacious Living Room and Modern Style Flooring! NEW Bathroom and NEW Furnace! Enjoy Privacy With Fenced Backyard! Convenient Parking for 2 Cars! All-Age Gated Community! Walking Distance to Lots of Shopping and Dining Options! Great Location with Close Proximity to 55 and 405 Freeways!

17. 2025-10-25
    status Pending Sale 390-char remark

    Show marketing remark (390 chars)

    EXCELLENT OPPORTUNITY - LIVE NEAR THE BEACH! 1 Bedroom | 1 Bathroom | NEW Kitchen with Lots of Storage! Spacious Living Room and Modern Style Flooring! NEW Bathroom and NEW Furnace! Enjoy Privacy With Fenced Backyard! Convenient Parking for 2 Cars! All-Age Gated Community! Walking Distance to Lots of Shopping and Dining Options! Great Location with Close Proximity to 55 and 405 Freeways!

18. 2025-09-29
    historical Active Under Contract 390-char remark

    Show marketing remark (390 chars)

    EXCELLENT OPPORTUNITY - LIVE NEAR THE BEACH! 1 Bedroom | 1 Bathroom | NEW Kitchen with Lots of Storage! Spacious Living Room and Modern Style Flooring! NEW Bathroom and NEW Furnace! Enjoy Privacy With Fenced Backyard! Convenient Parking for 2 Cars! All-Age Gated Community! Walking Distance to Lots of Shopping and Dining Options! Great Location with Close Proximity to 55 and 405 Freeways!

19. 2025-09-08
    listed $74,900 Active 390-char remark

    Show marketing remark (390 chars)

    EXCELLENT OPPORTUNITY - LIVE NEAR THE BEACH! 1 Bedroom | 1 Bathroom | NEW Kitchen with Lots of Storage! Spacious Living Room and Modern Style Flooring! NEW Bathroom and NEW Furnace! Enjoy Privacy With Fenced Backyard! Convenient Parking for 2 Cars! All-Age Gated Community! Walking Distance to Lots of Shopping and Dining Options! Great Location with Close Proximity to 55 and 405 Freeways!

20. 2025-04-08
    soldstatus $15,000 Closed Sale
21. 2025-03-22
    historical Active Under Contract
22. 2025-03-02
    price $15,000
23. 2024-11-11
    price $25,000
24. 2024-09-26
    listed $49,900 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,629
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − Depreciation: −$2,182
• Taxable income: $16,165
• Est. tax owed @ 24.0%: −$3,880
• After-tax cash flow: $12,517/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 1-bedroom, 1-bathroom manufactured home requires moderate repairs and maintenance to improve its condition and value. Key areas for attention include exterior siding, interior walls, and landscaping. Paint and repair work can significantly enhance its appearance and appeal to potential buyers or renters.

Repairs flagged

• Moderate exterior siding — some discoloration
• Moderate interior walls — some discoloration
• Minor landscaping — some plants

Value-add opportunities

• Resale paint interior walls — enhances appearance
• Resale repair exterior siding — improves curb appeal
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · some discoloration	Moderate	$3,000–15,000
interior walls · some discoloration	Moderate	$3,000–15,000
landscaping · some plants	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint interior walls — enhances appearance ↑
• Resale repair exterior siding — improves curb appeal ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Newport-Mesa Unified
• NCES district ID: 0627240
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $83,922
• Composite: 47.64/100
• National rank: #2248
• State rank: #106 of 517 in CA

Livability — Costa Mesa

• Score: 61/100
• State rank: #558
• US rank: #18441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Costa Mesa, CA
• County: Orange County · 3,096,323 people
• City population: 111,101
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,393
• Household income: $108,994
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 2889.0

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 0.60)
• Race & ethnicity: White 48% Hispanic / Latino 41% Two or more races 18% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 4% Slovak 2% Romanian 2%
• Foreign-born: 22% · Canada, Vietnam, Jamaica
• Languages at home: 62% English-only · Spanish 32% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -1520.53%
• Current HPI: 455.1299
• Rent YoY: ▲ 1.71%
• 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

+50.3% since first listed

10 events — show timeline

• 2026-02-06 Listed $75,000 CRMLS
• 2025-11-03 Sold (MLS) $67,000 CRMLS
• 2025-10-25 Pending — CRMLS
• 2025-09-29 Contingent — CRMLS
• 2025-09-08 Listed $74,900 CRMLS
• 2025-04-08 Sold (MLS) $15,000 CRMLS
• 2025-03-22 Contingent — CRMLS
• 2025-03-02 Price Changed $15,000 CRMLS
• 2024-11-11 Price Changed $25,000 CRMLS
• 2024-09-26 Listed $49,900 CRMLS