14352 beach #95 · Westminster, CA 92683

$125,000

2 bd · 2.0 ba · 672 sqft · Manufactured · 89 Days on market

Built 1963

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom 2bath * * * all-ages community * * * wood flooring * * * inviting front porch * * * tile shower * * * BIG closet * * * built in hutch * * * 2-car parking * * * community swimming pool.

Key facts

• Wood flooring
• Built in hutch
• Inviting front porch

Tags

• WOOD FLOORING
• INVITING FRONT PORCH
• TILE SHOWER
• BIG CLOSET
• BUILT IN HUTCH
• COMMUNITY SWIMMING POOL

Property features AI

Finance

• Other: Park name: Beach blvd cottages
• Financial info: Manager approval required for multi-unit/park residency; Pets allowed — contact manager
• HOA & community: Land lease from the park: $2,094 monthly; Suburban community

Exterior

• Parking: Located in the Beach Blvd Cottages park
• Utilities: Public sewer; District/public water
• Home design: Single-story; Mobile home (12' x 56') — mobile home remains
• Construction: Year built per public records; Estimated living area
• Exterior features: Community pool; Level-with-street lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Entry on the first level
• Laundry & utility: Laundry inside the unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 2.0% in Westminster — 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 62/100 on livability (#509 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime D-, amenities F, cost of living F.
• Huntington Beach Union High (suburban): math 65% / reading 82% proficiency, ranked #39 of 517 in CA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+2.0%/yr); 87 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 33% 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 $864 of loan paydown is wiped out by about $4k 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 + 2.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.90% ✓
• Cap rate: 16.01%
• Cash-on-cash: 34.71%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.01% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 2.20×
• Total profit: $41,917
• Equity at exit: $18,638

10-year hold

• IRR: 35.9%
• Equity multiple: 4.15×
• Total profit: $110,250
• Equity at exit: $10,808

Cash invested: $35,000 (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 92683

• Rents YoY: 2.0%
• Active inventory: 87
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,375 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $1,012

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 52%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7661 Baylor Dr Westminster, CA	1.0–2.0	1.0	787	$2,400	$3.05	1d	2	0.49mi
8402 Westminster Blvd Westminster, CA	1.0	1.0	625	$1,695	$2.71	1d	1	0.50mi
13920 Hoover St Westminster, CA	2.0	1.0–2.0	645	$3,031	$4.70	1d	11	0.65mi
7780 Bolsa Ave Midway City, CA	1.0	1.0	576	$2,450	$4.25	1d	1	0.71mi
8631 Westminster Ave Garden Grove, CA	1.0–2.0	1.0	660	$2,489	$3.77	1d	9	0.72mi
7012 Main St Westminster, CA	1.0–2.0	1.0	812	$2,395	$2.95	10d	5	1.01mi
7012 Main St Unit 7032-02 Westminster, CA	1.0	1.0	725	$1,995	$2.75	7d	1	1.02mi
7012 Main St Unit 7042-04 Westminster, CA	1.0	1.0	725	$1,995	$2.75	1d	1	1.02mi
13751 Cherry St Unit 6 Westminster, CA	2.0	1.0	700	$2,495	$3.56	1d	1	1.03mi
13751 Cherry St Unit 4 Westminster, CA	2.0	1.0	700	$2,395	$3.42	1d	1	1.03mi
8520 Gloria Ave Garden Grove, CA	1.0–2.0	1.0	762	$2,450	$3.21	1d	4	1.03mi
15421 Van Buren St Midway City, CA	1.0	1.0	600	$2,300	$3.83	1d	3	1.09mi
15421 Van Buren St Midway City, CA	1.0	1.0	600	$2,300	$3.83	16d	1	1.09mi
6930 Westpark Pl Westminster, CA	1.0	1.0	660	$2,195	$3.33	1d	1	1.29mi
13292 Yockey St Unit 23 Garden Grove, CA	1.0	1.0	750	$1,995	$2.66	16d	1	1.30mi
15200 Magnolia St Westminster, CA	1.0–2.0	1.0	762	$2,675	$3.51	1d	2	1.33mi
14523 Ontario Dr Westminster, CA	2.0	2.0	750	$2,600	$3.47	43d	1	1.35mi

Listing history 21 events

1. 2026-06-02
   days on market $125,000 Active 89 DOM
2. 2026-06-01
   days on market $125,000 Active 88 DOM
3. 2026-05-31
   days on market $125,000 Active 87 DOM
4. 2026-04-19
   historical
5. 2026-04-19
   listed $125,000 Active
6. 2026-04-10
   price $125,000
7. 2026-03-05
   listed $129,500 Active
8. 2025-09-30
   historical
9. 2025-09-27
   status Active
10. 2025-05-08
    price $131,000
11. 2025-04-10
    listed $139,000 Active
12. 2010-09-11
    historical
13. 2010-03-09
    price $29,500
14. 2009-12-14
    price $43,000
15. 2009-11-20
    price $29,000
16. 2009-11-06
    price $30,000
17. 2009-08-24
    price $35,000
18. 2009-08-06
    price $39,102
19. 2009-06-30
    price $43,000
20. 2009-06-12
    price $56,101
21. 2009-05-30
    listed $66,102

ⓘ 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 ≥87°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: $28,500
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − Depreciation: −$3,636
• Taxable income: $10,801
• Est. tax owed @ 24.0%: −$2,592
• After-tax cash flow: $9,556/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: Huntington Beach Union High
• NCES district ID: 0618060
• Math proficiency: 65% ▲ 17.00%
• Reading proficiency: 82% ▲ 8.00%
• Median HH income: $78,159
• Composite: 64.9/100
• National rank: #511
• State rank: #39 of 517 in CA

Livability — Westminster

• Score: 62/100
• State rank: #509
• US rank: #17242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westminster, CA
• County: Orange County · 3,096,323 people
• City population: 89,833
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 89,833
• Household income: $85,585
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 4639.0

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: Asian 51% Hispanic / Latino 24% White 20% Two or more races 9%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 46% · Vietnam, Canada, China
• Languages at home: 35% English-only · Vietnamese 40% Spanish 18% Chinese 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: ▼ -917.95%
• Current HPI: 410.3463
• Rent YoY: ▲ 2.01%
• 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

+89.1% since first listed

18 events — show timeline

• 2026-04-19 Listed $125,000 CRMLS
• 2026-04-19 Listing Removed — CRMLS
• 2026-04-10 Price Changed $125,000 CRMLS
• 2026-03-05 Listed $129,500 CRMLS
• 2025-09-30 Listing Removed — CRMLS
• 2025-09-27 Relisted — CRMLS
• 2025-05-08 Price Changed $131,000 CRMLS
• 2025-04-10 Listed $139,000 CRMLS
• 2010-09-11 Listing Removed — CRMLS
• 2010-03-09 Price Changed $29,500 CRMLS
• 2009-12-14 Price Changed $43,000 CRMLS
• 2009-11-20 Price Changed $29,000 CRMLS
• 2009-11-06 Price Changed $30,000 CRMLS
• 2009-08-24 Price Changed $35,000 CRMLS
• 2009-08-06 Price Changed $39,102 CRMLS
• 2009-06-30 Price Changed $43,000 CRMLS
• 2009-06-12 Price Changed $56,101 CRMLS
• 2009-05-30 Listed $66,102 CRMLS