1201 W Valencia #97 · Fullerton, CA 92833

$279,900

2 bd · 2.0 ba · 1,758 sqft · Manufactured · 15 Days on market

Built 1984 28 ac lot Est $318k · 12% 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 +12.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1201 W Drive #97, Fullerton! This charming and well-maintained mobile home offers comfortable living in a peaceful community. With 2 spacious bedrooms, 2 bathrooms, and approximately 1,758 square feet of living space, this home is perfect for those seeking affordability without sacrificing space or style. The open floor plan includes a bright living room that flows into the dining area and kitchen, which features ample cabinetry, modern appliances, and a cozy breakfast nook. The primary bedroom offers a private en-suite bathroom and generous closet space. Two additional bedrooms provide flexibility for guests, a home office, or extra storage. Step outside to your private patio area, perfect for outdoor.

Key facts

• 28.43 acre lot
• Community pool
• Built 1984

Property features AI

Finance

• Other: Lot size reported from assessor's data; Living area listed as estimated
• Financial info: Monthly land lease payment: $1,133 (seller-provided)
• HOA & community: Senior community; Located in Rancho Fullerton park; Monthly land lease

Exterior

• Parking: Carport
• Utilities: Public sewer; District/public water
• Home design: Manufactured/mobile home (24' x 52'); One story; Entry on the front
• Construction: Mobile home remains on site; Year built as reported by assessor
• Exterior features: Community pool; Park within the community

Interior

• Kitchen: Refrigerator; Range/stove hood; Gas range; Gas oven; Dishwasher
• Bathrooms: 2 full bathrooms
• Interior features: Single-level residence with front entry; Community spa
• Laundry & utility: Washer hookup; Gas dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $276k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 2.0% in Fullerton — 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 67/100 on livability (#328 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: schools C-, health & safety D, crime D-.
• Fullerton Joint Union High (suburban): math 51% / reading 66% proficiency, ranked #82 of 517 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 63 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 42% of the median local income ($114k/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 $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 + 1.7% rent growth), your $78k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 6 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,701 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.44% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.21%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $318,198
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 W Valencia Dr #97	0.00mi	2/2.0	1,758 (0%)	15mo	$254,000	$144	87
1201 W Valencia Dr #39	0.00mi	3/2.0 (+1)	1,500 (-15%)	1mo	$375,000	$250	70
1201 W Valencia Dr #236	0.00mi	3/2.0 (+1)	1,547 (-12%)	9mo	$280,000	$181	68
1201 W Valencia #42	0.00mi	3/2.0 (+1)	1,512 (-14%)	6mo	$280,000	$185	67
1201 W Valencia Dr #54	0.00mi	3/2.0 (+1)	1,510 (-14%)	22mo	$258,900	$171	53

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.38×
• Total profit: $29,473
• Equity at exit: $41,734

10-year hold

• IRR: 17.7%
• Equity multiple: 2.38×
• Total profit: $108,270
• Equity at exit: $24,201

Cash invested: $78,372 (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 92833

• Rents YoY: 1.7%
• Active inventory: 63
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $4,037 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$848
• Net cashflow: $1,255

Break-even live

Break-even rent $2,449

Max offer price $279,900

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1442 W Valencia Dr Fullerton, CA	3.0	2.0	1761	$3,750	$2.13	3d	1	0.34mi
600 W Commonwealth Ave Fullerton, CA	3.0	1.0–2.0	1002	$3,850	$3.84	1d	18	0.60mi
1124 W Woodcrest Ave Fullerton, CA	3.0	2.0	1476	$4,500	$3.05	1d	1	0.68mi
714 Oceanview Dr Fullerton, CA	3.0	2.0	1870	$4,995	$2.67	17d	1	0.76mi
1612 W Hill Ave Fullerton, CA	3.0	2.0	1453	$3,500	$2.41	24d	1	0.78mi
1406 W Roberta Ave Fullerton, CA	3.0	2.5	1750	$8,250	$4.71	22d	1	0.87mi
331 W Whiting Ave Fullerton, CA	3.0	1.0	1490	$2,350	$1.58	10d	1	0.99mi
2099 Owens Dr Fullerton, CA	3.0	2.5	1782	$4,400	$2.47	1d	1	1.27mi
1138 N Euclid St Anaheim, CA	3.0	2.5	1492	$3,750	$2.51	24d	1	1.37mi
1001 Starbuck St Fullerton, CA	1.0–3.0	1.0–2.0	1008	$3,684	$3.65	1d	16	1.42mi
2271 Chaffee St Fullerton, CA	3.0	3.0	1695	$4,200	$2.48	1d	1	1.46mi
1024 W Romneya Dr Anaheim, CA	2.0–3.0	2.0	1241	$2,995	$2.41	1d	10	1.46mi
1372 McFadden Dr Fullerton, CA	3.0	2.5	1582	$4,200	$2.65	1d	1	1.48mi
229 E Commonwealth Ave Fullerton, CA	3.0	1.0–3.0	1126	$3,676	$3.26	1d	8	1.49mi

Listing history 11 events

1. 2026-06-18
   days on market $279,900 Active 15 DOM
2. 2026-06-17
   days on market $279,900 Active 14 DOM
3. 2026-06-16
   days on market $279,900 Active 13 DOM
4. 2026-06-15
   days on market $279,900 Active 12 DOM
5. 2026-06-13
   days on market $279,900 Active 10 DOM
6. 2026-06-13
   pricedays on market $279,900 Active 9 DOM
7. 2026-06-09
   days on market $285,000 Active 6 DOM
8. 2026-06-08
   days on market $285,000 Active 5 DOM
9. 2026-06-07
   days on market $285,000 Active 4 DOM
10. 2026-06-04
    remarks 478-char remark
11. 2026-06-04
    listed $285,000 Active 1 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 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥92°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: $48,438
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,875
• − Management: −$3,875
• − Depreciation: −$8,143
• Taxable income: $11,269
• Est. tax owed @ 24.0%: −$2,705
• After-tax cash flow: $12,350/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: Fullerton Joint Union High
• NCES district ID: 0614760
• Math proficiency: 51% ▲ 7.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $66,666
• Composite: 51.37/100
• National rank: #1735
• State rank: #82 of 517 in CA

Livability — Fullerton

• Score: 67/100
• State rank: #328
• US rank: #11149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fullerton, CA
• County: Orange County · 3,096,323 people
• City population: 140,763
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 51,842
• Household income: $114,176
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2530.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 40% Asian 35% White 20% Two or more races 15% Black 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 36% · South Korea, Canada, China
• Languages at home: 46% English-only · Spanish 24% Korean 20% Other Indo-European 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: ▼ -917.00%
• Current HPI: 351.652
• Rent YoY: ▲ 1.72%
• 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

+14.0% since first listed

14 events — show timeline

• 2026-06-03 Listed $285,000 CRMLS
• 2025-03-07 Sold (MLS) $254,000 CRMLS
• 2025-02-14 Pending — CRMLS
• 2025-01-31 Contingent — CRMLS
• 2024-12-08 Relisted — CRMLS
• 2024-10-01 Listing Removed — CRMLS
• 2024-09-30 Listed $259,000 CRMLS
• 2024-09-30 Listed $259,000 CRMLS
• 2024-07-23 Sold (MLS) $219,000 CRMLS
• 2024-06-27 Contingent — CRMLS
• 2024-06-15 Listed $219,000 CRMLS
• 2024-06-12 Listing Removed — CRMLS
• 2024-05-23 Price Changed $219,000 CRMLS
• 2024-03-25 Listed $250,000 CRMLS

Property tax history

-3.7%/yr

Latest (2025): $89 · +2.1% YoY. Source: county tax records.