8681 Katella #874 · Stanton, CA 90680

$190,000

3 bd · 2.0 ba · 1,066 sqft · Manufactured · 48 Days on market

Built 1998 Est $208k · 9% 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 +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Bank Owned Fixer In Park With All Amenities, Price Includes Cost To Move Unit To Park Or Lot Of Buyer's Choice. Submit All Offers.

Key facts

• New flooring
• New water heater
• New faucet fixtures

Tags

• BRIGHT OPEN FLOOR PLAN
• RECENTLY PAINTED INTERIOR
• NEW FLOORING
• NEW FAUCET FIXTURES
• NEW WATER HEATER
• UPDATED FURNACE

Property features AI

Finance

• Other: Park name: Katella Mobile Home Estates; Property listed as turnkey; Washer, dryer and refrigerator excluded
• Financial info: Land lease: $1,709 monthly (seller provided)
• HOA & community: Part of Katella Mobile Home Estates association; Community features include curbs and street lighting; Rent includes pool (land lease community)

Exterior

• Parking: Attached carport (2 spaces); Paved concrete driveway; Total 2 parking spaces
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Sewer connected; Water connected; Telephone available in street; Cable available
• Home design: Single-story home; Entry at front door; Turnkey condition; Mobile home model IL6992 (12' x 90'); Raised foundation
• Construction: Mobile home construction; Raised foundation
• Exterior features: Community pool; Front yard; Back yard; Garden; Lot is level/flat; Close to clubhouse; One shed on property

Interior

• Kitchen: Open to family room; Gas cooktop; Gas range; Gas oven; Dishwasher
• Bedrooms: All bedrooms on main level; Primary suite
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms; Soaking tub; Shower-in-tub; Bathtub; Low-flow toilet(s)
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: Ceiling fan(s); Open floor plan; Community spa
• Laundry & utility: Indoor laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 43% of the median local income ($86k/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 $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 + 2.3% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $190k implies a 292% 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 $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.60% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.46%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $207,870
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8681 Katella Ave #897	0.00mi	3/2.0	1,152 (+8%)	2mo	$224,900	$195	84
8681 Katella Ave #802	0.00mi	3/2.0	1,120 (+5%)	20mo	$235,000	$210	75
10800 Dale Ave #217	0.18mi	3/2.0	1,120 (+5%)	19mo	$230,000	$205	68
8681 Katella Ave #883	0.00mi	3/2.0	1,200 (+13%)	14mo	$195,000	$163	67
11250 Beach Blvd #31	0.54mi	2/2.0 (-1)	1,088 (+2%)	9mo	$125,000	$115	59
11250 Beach Blvd #144	0.58mi	3/2.0	1,144 (+7%)	16mo	$200,000	$175	48

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: 17.0%
• Equity multiple: 1.68×
• Total profit: $36,294
• Equity at exit: $28,330

10-year hold

• IRR: 25.1%
• Equity multiple: 3.11×
• Total profit: $112,499
• Equity at exit: $16,428

Cash invested: $53,200 (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: 5.2×

Monthly cashflow live

• Estimated rent: $3,035 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $1,084

Break-even live

Break-even rent $1,662

Max offer price $190,000

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11250 Dale St Garden Grove, CA	1.0–2.0	1.0–2.0	848	$2,710	$3.20	2d	9	0.30mi
10743 Magnolia Ave #101 Anaheim, CA	2.0	2.0	913	$2,500	$2.74	1d	1	0.37mi
9014 Stacie Ln #28 Anaheim, CA	3.0	2.0	1347	$3,095	$2.30	1d	1	0.41mi
8853 Stardust Ln Anaheim, CA	3.0	1.5	1126	$3,875	$3.44	3d	1	0.48mi
8882 W Cerritos Ave Anaheim, CA	2.0	1.0	980	$2,495	$2.55	1d	1	0.55mi
11565 Wasco Rd Garden Grove, CA	2.0	1.5	700	$2,795	$3.99	43d	1	0.58mi
8171 Orangewood Ave Stanton, CA	2.0	2.0	800	$2,800	$3.50	17d	1	0.66mi
9081 W Cerritos Ave Unit 9125-1 Anaheim, CA	2.0	1.0	850	$2,425	$2.85	1d	1	0.71mi
9081 W Cerritos Ave Unit 9155-10 Anaheim, CA	2.0	1.0	850	$2,325	$2.74	1d	1	0.71mi
9081 Cerritos Ave Anaheim, CA	1.0–2.0	1.0	687	$2,425	$3.53	1d	7	0.71mi
9081 W Cerritos Ave Unit 9161-6 Anaheim, CA	2.0	1.0	850	$2,150	$2.53	6d	1	0.71mi
9313 Marchand Ave Garden Grove, CA	3.0	3.0	1200	$4,500	$3.75	5d	1	0.83mi
1235 Sharon Cir Unit 1231 F2 Anaheim, CA	2.0	2.0	910	$2,495	$2.74	15d	1	0.88mi
9561 Maureen Dr Unit 9551 Garden Grove, CA	2.0	1.0	800	$2,395	$2.99	43d	1	0.90mi
11893 Macduff St Garden Grove, CA	3.0	2.0	1200	$3,100	$2.58	24d	1	0.92mi
2648 W Ball Rd Anaheim, CA	1.0–2.0	1.0–2.0	843	$2,600	$3.08	1d	1	0.93mi
7622 Katella Ave Stanton, CA	2.0	1.0–2.0	691	$2,183	$3.16	3d	20	0.94mi
2704 W Ball Rd Anaheim, CA	2.0	1.0	850	$2,710	$3.19	1d	1	0.94mi
2704 W Ball Rd Unit G-14 Anaheim, CA	2.0	1.0	850	$2,700	$3.18	17d	1	0.96mi
7765 Beechwood Way Stanton, CA	3.0	1.5	1232	$3,750	$3.04	1d	1	0.97mi
2828 W Ball Rd Anaheim, CA	2.0	1.0–2.0	880	$2,760	$3.14	1d	3	0.98mi
7684 Ruthann Ave Stanton, CA	3.0	2.0	1000	$3,650	$3.65	3d	1	0.98mi
2828 W Ball Rd Unit N-36 Anaheim, CA	2.0	2.0	880	$2,795	$3.18	17d	1	0.99mi
2828 W Ball Rd Unit G-11 Anaheim, CA	2.0	2.0	880	$2,850	$3.24	17d	1	0.99mi
2828 W Ball Rd Unit D-10 Anaheim, CA	2.0	2.0	880	$2,805	$3.19	17d	1	0.99mi
9661 Maureen Dr Unit F Garden Grove, CA	2.0	1.0	900	$2,495	$2.77	43d	1	1.00mi
2771 W Ball Rd Anaheim, CA	2.0	1.5	900	$2,350	$2.61	1d	1	1.00mi
2880 W Ball Rd Anaheim, CA	1.0–2.0	1.0	894	$2,850	$3.19	1d	5	1.03mi
8052 Fillmore Dr Apt 3 Stanton, CA	2.0	1.5	1000	$2,250	$2.25	2d	1	1.08mi
7545 Katella Ave Stanton, CA	1.0–2.0	1.0	900	$3,053	$3.39	1d	7	1.11mi
12101 Dale Ave #80 Stanton, CA	3.0	2.0	1493	$1,500	$1.00	7d	1	1.14mi
8300 Chapman Ave Stanton, CA	1.0–2.0	1.0	860	$2,545	$2.96	1d	9	1.14mi
10600 Western Ave Stanton, CA	2.0	1.0–2.0	915	$2,475	$2.70	1d	2	1.15mi
10321 Courtright Rd Stanton, CA	3.0	2.0	1202	$3,700	$3.08	22d	1	1.21mi
2449 W Ball Rd Anaheim, CA	1.0–2.0	1.0–2.0	1000	$2,855	$2.85	12d	4	1.24mi
10361 Iona Way Stanton, CA	3.0	1.5	1149	$3,500	$3.05	1d	1	1.25mi
10070 Gilbert St Anaheim, CA	3.0	2.0	1250	$3,095	$2.48	1d	1	1.29mi
10572 Chamberlain Ave Anaheim, CA	3.0	2.0	1000	$3,500	$3.50	10d	1	1.30mi
2551 W Rome Ave Anaheim, CA	3.0	1.5	1130	$3,850	$3.41	6d	1	1.32mi
12312 Louise St Garden Grove, CA	3.0	2.0	1300	$3,500	$2.69	24d	1	1.33mi

Listing history 17 events

1. 2026-06-18
   days on market $190,000 Active 48 DOM
2. 2026-06-17
   days on market $190,000 Active 47 DOM
3. 2026-06-16
   days on market $190,000 Active 46 DOM
4. 2026-06-15
   days on market $190,000 Active 45 DOM
5. 2026-06-13
   days on market $190,000 Active 43 DOM
6. 2026-06-13
   days on market $190,000 Active 42 DOM
7. 2026-06-09
   days on market $190,000 Active 39 DOM
8. 2026-06-08
   days on market $190,000 Active 38 DOM
9. 2026-06-07
   days on market $190,000 Active 37 DOM
10. 2026-06-04
    days on market $190,000 Active 34 DOM
11. 2026-06-03
    days on market $190,000 Active 33 DOM
12. 2026-06-02
    days on market $190,000 Active 32 DOM
13. 2026-06-01
    days on market $190,000 Active 31 DOM
14. 2026-05-31
    days on market $190,000 Active 30 DOM
15. 2026-05-01
    listed $200,000 Active
16. 1998-12-31
    soldstatus $48,500 130-char remark

    Show marketing remark (130 chars)

    Bank Owned Fixer In Park With All Amenities, Price Includes Cost To Move Unit To Park Or Lot Of Buyer's Choice. Submit All Offers.

17. 1998-02-18
    listed $48,500 130-char remark

    Show marketing remark (130 chars)

    Bank Owned Fixer In Park With All Amenities, Price Includes Cost To Move Unit To Park Or Lot Of Buyer's Choice. Submit All Offers.

ⓘ 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 5/10 Major 7 d/yr ≥89°F today · 23 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: $36,417
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$2,913
• − Management: −$2,913
• − Depreciation: −$5,527
• Taxable income: $10,620
• Est. tax owed @ 24.0%: −$2,549
• After-tax cash flow: $10,464/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

+312.4% since first listed

3 events — show timeline

• 2026-05-01 Listed $200,000 CRMLS
• 1998-12-31 Sold (MLS) $48,500 CRMLS
• 1998-02-18 Listed $48,500 CRMLS

Property tax history

-3.6%/yr

Latest (2025): $230 · +2.3% YoY. Source: county tax records.