2191 Harbor Blvd #75 · Costa Mesa, CA 92627

$75,000

1 bd · 1.0 ba · 576 sqft · Manufactured · 183 Days on market

Manufactured home Built 1970 Fair condition $130/sqft · 30% below area Est $107k · 30% 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 +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.3

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 $897 ($11k/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 20.6% 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: health & safety D+, crime F, commute 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.
• Zoned schools: Wilson Elementary (math 27%, 361 students, 95% FRL); Charles W. Tewinkle Middle (math 26% / reading 24%, grade F, #271 of 498 statewide, top 54%, 506 students, 83% FRL); Estancia High (math 18% / reading 56%, grade F, #578 of 1,170 statewide, top 51%, 1,040 students, 82% FRL) — zoned schools average 87% FRL vs 40% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 52% district-wide (-21 pts) — the specific schools serving this property underperform the Newport-Mesa Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 129 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 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 183 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: 2.39% ✓
• Cap rate: 20.64%
• Cash-on-cash: 51.25%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

• ARV (median comp): $106,926
• List price: $75,000
• Delta: -29.86%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2186 Harmony Way	0.25mi	1/1.0	467 (-19%)	13mo	$340,000	$728	52
2060 Newport Blvd #9	0.69mi	1/1.0	616 (+7%)	32mo	$120,000	$195	36
1741 Pomona Ave #5	1.27mi	1/1.0	440 (-24%)	7mo	$104,900	$238	34
1741 Pomona Ave #42	1.27mi	1/1.0	626 (+9%)	26mo	$100,000	$160	30
241 Ogle St	1.48mi	1/1.0	520 (-10%)	29mo	$1,199,000	$2,306	29

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: 47.6%
• Equity multiple: 3.03×
• Total profit: $42,700
• Equity at exit: $11,183

10-year hold

• IRR: 52.8%
• Equity multiple: 5.84×
• Total profit: $101,668
• 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: 129
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $897

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 45%

Sensitivity live

Price	-10% $949	-5% $923	+0% $897	+5% $871	+10% $845
Rent	-10% $755	-5% $826	+0% $897	+5% $968	+10% $1,038
Rate	-1.0pp $935	-0.5pp $916	base $897	+0.5pp $877	+1.0pp $858

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1995 Maple St Unit 1999-202 Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	43d	1	0.19mi
1995 Maple St Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	54d	1	0.19mi
2077 Charle St Costa Mesa, CA	—	1.0	450	$1,950	$4.33	66d	1	0.28mi
366 Avocado St Unit B206 Costa Mesa, CA	1.0	1.0	675	$1,995	$2.96	7d	1	0.30mi
354 Avocado St Costa Mesa, CA	1.0–2.0	1.0	825	$2,350	$2.85	3d	1	0.33mi
393 Hamilton St Unit B1 Costa Mesa, CA	1.0	1.0	576	$2,200	$3.82	70d	1	0.34mi
393 Hamilton St Unit F1 Costa Mesa, CA	—	1.0	420	$1,775	$4.23	53d	1	0.34mi
393 Hamilton St Unit N1 Costa Mesa, CA	1.0	1.0	576	$2,050	$3.56	70d	1	0.37mi
393 Hamilton St Unit H2 Costa Mesa, CA	—	1.0	602	$2,150	$3.57	19d	1	0.37mi
393 Hamilton St Unit R3 Costa Mesa, CA	—	1.0	420	$1,750	$4.17	25d	1	0.37mi
393 Hamilton St Unit M3 Costa Mesa, CA	—	1.0	420	$1,800	$4.29	53d	1	0.37mi
393 Hamilton St Unit H2 Costa Mesa, CA	—	1.0	602	$2,100	$3.49	13d	1	0.37mi
393 Hamilton St Unit A1 Costa Mesa, CA	—	1.0	420	$1,850	$4.40	18d	1	0.37mi
673 Victoria St Costa Mesa, CA	2.0	1.0	700	$3,000	$4.29	66d	1	0.40mi
2029 Harbor Blvd Unit 6 Costa Mesa, CA	—	1.0	430	$2,100	$4.88	25d	1	0.40mi
2029 Harbor Blvd Unit 7 Costa Mesa, CA	2.0	1.0	616	$2,850	$4.63	57d	1	0.40mi
2029 Harbor Blvd Unit 8 Costa Mesa, CA	2.0	1.0	638	$2,650	$4.15	42d	1	0.40mi
1999 Maple Ave Unit 202 Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	57d	1	0.50mi
2400 Harbor Blvd Costa Mesa, CA	1.0–2.0	1.0–2.5	1010	$2,439	$2.41	0d	19	0.52mi
1959 Maple Ave Unit 6110 Costa Mesa, CA	1.0	1.0	700	$2,855	$4.08	13d	1	0.59mi
2080 Newport Blvd Apt 226 Costa Mesa, CA	1.0	1.0	424	$1,845	$4.35	73d	1	0.64mi
1919 Maple Ave Unit 1917-06 Costa Mesa, CA	1.0	1.0	440	$1,975	$4.49	73d	1	0.69mi
1919 Maple Ave Unit 1917-14 Costa Mesa, CA	1.0	1.0	440	$1,975	$4.49	60d	1	0.69mi
1919 Maple Ave Unit 1921-06 Costa Mesa, CA	1.0	1.0	450	$2,050	$4.56	17d	1	0.69mi
2110 Newport Blvd Costa Mesa, CA	1.0	1.0	480	$1,900	$3.96	73d	1	0.69mi
790 Hamilton St Costa Mesa, CA	1.0	1.0	555	$2,300	$4.14	71d	1	0.69mi
136 E Bay St Costa Mesa, CA	1.0	1.0	700	$2,550	$3.64	93d	1	0.71mi
1975 Pomona Ave Costa Mesa, CA	1.0	1.0	650	$1,995	$3.07	63d	1	0.72mi
209 Wake Forest Rd Costa Mesa, CA	1.0	1.0	400	$1,800	$4.50	33d	1	0.73mi
2115 Placentia Ave Costa Mesa, CA	1.0	1.0–2.0	725	$2,145	$2.96	1d	2	0.75mi
1911 Church St #4 Costa Mesa, CA	1.0	1.0	360	$1,995	$5.54	93d	1	0.79mi
140 W Wilson St Costa Mesa, CA	1.0	1.0	585	$2,250	$3.85	70d	1	0.84mi
177 22nd St Costa Mesa, CA	1.0	1.0	740	$2,625	$3.55	93d	1	0.85mi
135 Broadway Unit 135C Costa Mesa, CA	—	1.0	400	$2,300	$5.75	29d	1	0.94mi
425 Merrimac Way Costa Mesa, CA	1.0–2.0	1.0–2.0	826	$2,449	$2.96	1d	7	0.95mi
109 Clearbrook Ln Unit C Costa Mesa, CA	1.0	1.0	750	$2,450	$3.27	73d	1	1.03mi
109 Clearbrook Ln Unit B Costa Mesa, CA	1.0	1.0	600	$2,350	$3.92	16d	1	1.03mi
400 Merrimac Way Costa Mesa, CA	1.0	1.0	634	$2,195	$3.46	23d	2	1.05mi
724 W 18th St Unit 3 Costa Mesa, CA	1.0	1.0	650	$1,850	$2.85	93d	1	1.09mi
1846 Placentia Ave Apt D Costa Mesa, CA	1.0	1.0	625	$2,595	$4.15	93d	1	1.10mi

Listing history 50 events

1. 2026-08-08
   days on market $75,000 Active 183 DOM
2. 2026-08-06
   days on market $75,000 Active 181 DOM
3. 2026-08-05
   days on market $75,000 Active 180 DOM
4. 2026-08-04
   days on market $75,000 Active 179 DOM
5. 2026-08-03
   days on market $75,000 Active 178 DOM
6. 2026-07-31
   days on market $75,000 Active 175 DOM
7. 2026-07-30
   days on market $75,000 Active 174 DOM
8. 2026-07-30
   days on market $75,000 Active 173 DOM
9. 2026-07-28
   days on market $75,000 Active 172 DOM
10. 2026-07-26
    days on market $75,000 Active 170 DOM
11. 2026-07-24
    days on market $75,000 Active 168 DOM
12. 2026-07-23
    days on market $75,000 Active 167 DOM
13. 2026-07-22
    days on market $75,000 Active 166 DOM
14. 2026-07-21
    days on market $75,000 Active 165 DOM
15. 2026-07-20
    days on market $75,000 Active 164 DOM
16. 2026-07-18
    days on market $75,000 Active 162 DOM
17. 2026-07-18
    days on market $75,000 Active 161 DOM
18. 2026-07-16
    days on market $75,000 Active 160 DOM
19. 2026-07-15
    days on market $75,000 Active 159 DOM
20. 2026-07-14
    days on market $75,000 Active 158 DOM
21. 2026-07-13
    days on market $75,000 Active 157 DOM
22. 2026-07-13
    days on market $75,000 Active 156 DOM
23. 2026-07-11
    days on market $75,000 Active 155 DOM
24. 2026-07-10
    days on market $75,000 Active 154 DOM
25. 2026-07-09
    days on market $75,000 Active 153 DOM
26. 2026-07-07
    days on market $75,000 Active 151 DOM
27. 2026-07-06
    days on market $75,000 Active 150 DOM
28. 2026-07-06
    days on market $75,000 Active 149 DOM
29. 2026-07-05
    days on market $75,000 Active 148 DOM
30. 2026-07-03
    days on market $75,000 Active 147 DOM
31. 2026-07-02
    days on market $75,000 Active 146 DOM
32. 2026-07-01
    days on market $75,000 Active 145 DOM
33. 2026-06-30
    days on market $75,000 Active 144 DOM
34. 2026-06-29
    days on market $75,000 Active 143 DOM
35. 2026-06-28
    days on market $75,000 Active 142 DOM
36. 2026-06-27
    days on market $75,000 Active 141 DOM
37. 2026-06-26
    days on market $75,000 Active 140 DOM
38. 2026-06-24
    days on market $75,000 Active 138 DOM
39. 2026-06-22
    days on market $75,000 Active 136 DOM
40. 2026-06-21
    days on market $75,000 Active 135 DOM
41. 2026-06-18
    days on market $75,000 Active 132 DOM
42. 2026-06-17
    days on market $75,000 Active 131 DOM
43. 2026-06-16
    days on market $75,000 Active 130 DOM
44. 2026-06-15
    days on market $75,000 Active 129 DOM
45. 2026-06-13
    days on market $75,000 Active 127 DOM
46. 2026-06-13
    days on market $75,000 Active 126 DOM
47. 2026-06-09
    days on market $75,000 Active 123 DOM
48. 2026-06-08
    days on market $75,000 Active 122 DOM
49. 2026-06-07
    days on market $75,000 Active 121 DOM
50. 2026-06-04
    days on market $75,000 Active 118 DOM

ⓘ 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: $21,496
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$2,182
• Taxable income: $10,174
• Est. tax owed @ 24.0%: −$2,442
• After-tax cash flow: $8,321/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 Est. rehab $14,400–$25,920 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Wilson Elementary Middle Charles W. Tewinkle Middle F CA #271/498 Nat'l #10,337/14,009 High Estancia High F CA #578/1,170 Nat'l #9,001/17,239

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

C Composite livability gradescore 61/100

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 · 3,477,456 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: 12% of renters

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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%

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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%

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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

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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