1051 Site Dr #78 · Brea, CA 92821

$215,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 37 Days on market

Built 1999 32 ac lot $192/sqft · at area comps Est $214k · at est.

---

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 +9.6/10.0
• ARV discount +7.3/15.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home offers three bedrooms, 2 bathrooms, cathedral ceilings, a seperate laundry room, new interior paint, and covered parking. Park ammenities include: a swimming pool. jacuzzi, billiard room, and community club house.

Key facts

• Water heater
• Updated flooring
• Furnace

Tags

• OPEN-CONCEPT LAYOUT
• NEW ROOF
• AIR CONDITIONER
• WATER HEATER
• FURNACE
• UPDATED FLOORING

Property features AI

Finance

• Financial info: Land lease amount $2,300 per month
• HOA & community: Land lease community with monthly land lease

Exterior

• Parking: Park address within Crestmont Estates
• Utilities: Public sewer; District/public water
• Home design: Mobile home (20' x 56') — mobile home remains on site; Single-story; Located in Crestmont Estates
• Construction: Year built per public records
• Exterior features: Community pool; Street lighting; On-site park; Level lot with street access

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Entry at ground level
• Laundry & utility: In-unit laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.1% in Brea — 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 76/100 on livability (#100 in CA, #3,570 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, schools A-; Watch: health & safety C-, cost of living F.
• Brea-Olinda Unified (suburban): math 48% / reading 65% proficiency, ranked #84 of 517 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.8%/yr); 66 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 31% of the median local income ($124k/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 + 1.8% rent growth), your $60k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $215k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.46% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.89%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (median comp): $214,173
• List price: $215,000
• Delta: 0.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1051 Site #197	0.00mi	3/2.0	1,120 (0%)	1mo	$179,000	$160	99
1051 Site Dr #77	0.00mi	2/2.0 (-1)	1,040 (-7%)	20mo	$139,000	$134	66
1241 Glen Lake Ave #277	0.71mi	2/2.0 (-1)	1,200 (+7%)	9mo	$190,000	$158	42

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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.41×
• Total profit: $24,940
• Equity at exit: $32,057

10-year hold

• IRR: 18.7%
• Equity multiple: 2.47×
• Total profit: $88,469
• Equity at exit: $18,589

Cash invested: $60,200 (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 92821

• Rents YoY: 1.8%
• Active inventory: 66
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,144 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $998

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,146	-5% $1,072	+0% $998	+5% $923	+10% $849
Rent	-10% $749	-5% $874	+0% $998	+5% $1,122	+10% $1,246
Rate	-1.0pp $1,106	-0.5pp $1,052	base $998	+0.5pp $942	+1.0pp $885

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Tamarack Ave Brea, CA	1.0–2.0	1.0–2.0	837	$2,640	$3.15	0d	6	0.32mi
350 W Central Ave Brea, CA	1.0–3.0	1.0–2.5	1024	$3,460	$3.38	0d	5	0.42mi
730 Brooklyn Dr Brea, CA	2.0	2.5	1210	$3,400	$2.81	25d	1	0.45mi
250 W Central Ave Brea, CA	2.0	2.0	1100	$2,930	$2.66	18d	2	0.52mi
650 Tamarack Ave Brea, CA	2.0	1.0–2.0	750	$2,850	$3.80	0d	21	0.55mi
319 W Lambert Rd Brea, CA	2.0	2.0	1120	$3,333	$2.98	5d	9	0.78mi
369 Meadow Ct Brea, CA	3.0	2.0	1281	$3,450	$2.69	45d	1	1.11mi
137 N Orange Ave Brea, CA	2.0	2.0	975	$2,585	$2.65	45d	1	1.15mi
215 S Brea Blvd Apt 314 Brea, CA	2.0	1.0	750	$2,460	$3.28	25d	1	1.26mi
1741 E La Habra Blvd La Habra, CA	2.0	1.0	800	$2,362	$2.95	0d	1	1.30mi
160 N Fonda St La Habra, CA	2.0	2.0	1000	$2,500	$2.50	0d	1	1.39mi
160 N Fonda St Unit 2 La Habra, CA	2.0	1.5	1000	$2,500	$2.50	0d	1	1.39mi
334 S Walnut Ave Unit F Brea, CA	2.0	1.5	904	$2,995	$3.31	18d	1	1.41mi
141 N Fonda St Unit 1 La Habra, CA	3.0	2.5	1300	$3,400	$2.62	11d	1	1.42mi
201 Laurel Ave #7 Brea, CA	2.0	2.5	1218	$3,450	$2.83	45d	1	1.43mi
1500 Eastpark Dr Unit 3 La Habra, CA	2.0	1.5	1286	$2,500	$1.94	0d	1	1.44mi
304 S Fonda St Unit 3 La Habra, CA	2.0	2.0	800	$2,600	$3.25	0d	1	1.44mi
209 S Fonda St La Habra, CA	2.0	2.0	1200	$3,500	$2.92	0d	1	1.45mi
664 Olive Ave Brea, CA	4.0	2.0	1472	$4,500	$3.06	0d	1	1.49mi
628 E Birch St Unit D Brea, CA	2.0	1.5	1104	$2,850	$2.58	14d	1	1.49mi
108 E Date St Unit 108 Brea, CA	2.0	1.0	950	$3,095	$3.26	45d	1	1.50mi

Listing history 23 events

1. 2026-06-21
   days on market $215,000 Active 37 DOM
2. 2026-06-18
   days on market $215,000 Active 34 DOM
3. 2026-06-17
   days on market $215,000 Active 33 DOM
4. 2026-06-16
   days on market $215,000 Active 32 DOM
5. 2026-06-15
   days on market $215,000 Active 31 DOM
6. 2026-06-13
   days on market $215,000 Active 29 DOM
7. 2026-06-13
   days on market $215,000 Active 28 DOM
8. 2026-06-09
   days on market $215,000 Active 25 DOM
9. 2026-06-08
   days on market $215,000 Active 24 DOM
10. 2026-06-07
    days on market $215,000 Active 23 DOM
11. 2026-06-04
    days on market $215,000 Active 20 DOM
12. 2026-06-03
    days on market $215,000 Active 19 DOM
13. 2026-06-02
    days on market $215,000 Active 18 DOM
14. 2026-06-01
    days on market $215,000 Active 17 DOM
15. 2026-05-31
    days on market $215,000 Active 16 DOM
16. 2026-05-15
    listed $230,000 Active 826-char remark
17. 2014-06-06
    soldstatus $59,000 Closed 223-char remark

    Show marketing remark (223 chars)

    This home offers three bedrooms, 2 bathrooms, cathedral ceilings, a seperate laundry room, new interior paint, and covered parking. Park ammenities include: a swimming pool. jacuzzi, billiard room, and community club house.

18. 2014-05-14
    status Pending 223-char remark

    Show marketing remark (223 chars)

    This home offers three bedrooms, 2 bathrooms, cathedral ceilings, a seperate laundry room, new interior paint, and covered parking. Park ammenities include: a swimming pool. jacuzzi, billiard room, and community club house.

19. 2014-01-09
    listed $59,900 Active 223-char remark

    Show marketing remark (223 chars)

    This home offers three bedrooms, 2 bathrooms, cathedral ceilings, a seperate laundry room, new interior paint, and covered parking. Park ammenities include: a swimming pool. jacuzzi, billiard room, and community club house.

20. 2013-04-17
    historical
21. 2012-10-17
    listed $59,900 Active
22. 2009-05-12
    historical
23. 2008-05-12
    listed $73,900

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,725
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,018
• − Management: −$3,018
• − Depreciation: −$6,255
• Taxable income: $9,091
• Est. tax owed @ 24.0%: −$2,182
• After-tax cash flow: $9,791/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: Brea-Olinda Unified
• NCES district ID: 0605880
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $83,131
• Composite: 51.28/100
• National rank: #1748
• State rank: #84 of 517 in CA

Livability — Brea

• Score: 76/100
• State rank: #100
• US rank: #3570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brea, CA
• County: Orange County · 3,096,323 people
• City population: 41,623
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,623
• Household income: $123,629
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1655.0

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 0.69)
• Race & ethnicity: White 38% Hispanic / Latino 32% Asian 24% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 23% · Canada, South Korea, China
• Languages at home: 66% English-only · Spanish 16% Korean 6% Chinese 4%

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: ▼ -826.78%
• Current HPI: 374.8663
• Rent YoY: ▲ 1.78%
• 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

+190.9% since first listed

9 events — show timeline

• 2026-05-27 Price Changed $215,000 CRMLS
• 2026-05-15 Listed $230,000 CRMLS
• 2014-06-06 Sold (MLS) $59,000 CRMLS
• 2014-05-14 Pending — CRMLS
• 2014-01-09 Listed $59,900 CRMLS
• 2013-04-17 Listing Removed — CRMLS
• 2012-10-17 Listed $59,900 CRMLS
• 2009-05-12 Listing Removed — CRMLS
• 2008-05-12 Listed $73,900 CRMLS

Property tax history

-4.3%/yr

Latest (2025): $224 · +3.2% YoY. Source: county tax records.