9080 Bloomfield Ave #226 · Cypress, CA 90630

$140,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 44 Days on market

Built 1988 Est $181k · 23% under

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Why this score? — see what drove the A- 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 +6.2/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell!!!. .And. .in nice condition: new paint, carpet, 2 new toilets. .. .Open floorplan: kitchen overlooks dining area & living room. .Living room is 23'x14.5' & has fireplace. .. High ceilings throughout. .Large kitchen with dishwasher. .laundry off kitchen. .. 2 full baths. .. Check out master suite: 19'x11'+ private bathroom+ 2 other bdrms. .. Great price & you can move right in!. .. .. .. .Park has clubhouse, pool, playground, basketball court, exercise room, .. call agent about rent being renegotiated). .Financing to be cash or owner may carry with decent downpayment. -Fireplace Rooms:Living Room-Disability Access:None (N)

Key facts

• Clubhouse
• Swimming pool
• Large kitchen

Tags

• COZY FIREPLACE
• LARGE KITCHEN
• PRIVATE BATHROOM
• CLUBHOUSE
• SWIMMING POOL
• PLAYGROUND

Property features AI

Finance

• Other: Park name: Lincoln Center; Manager approval required for tenancy; Pets allowed with breed restrictions; Lot listed as 0-1 unit/acre; Elevation measured in feet; Property directions: Bloomfield St and Lincoln Ave (north of Katella Ave and south of Lincoln Ave)
• Financial info: Monthly land lease of $2,600 (park-sourced)
• HOA & community: Park-managed land lease

Exterior

• Parking: Carport with space for 3 cars; Assigned parking in Lincoln Center park
• Utilities: Public sewer; District/public water
• Home design: Mobile home (Universal model); Mobile home remains on site; Single-story
• Construction: Mobile width 24 ft; Mobile length 56 ft; Year built (builder source)
• Exterior features: Community pool; Street lighting; Park nearby; Rural community setting; One shed on property

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: One-level home; Single-story entry
• Laundry & utility: Laundry area in kitchen; Washer hookup; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 2.2% in Cypress — 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 74/100 on livability (#141 in CA, #4,900 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, commute A; Watch: health & safety D, cost of living F.
• Cypress Elementary (suburban): math 67% / reading 69% proficiency, ranked #117 of 1,400 in CA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 70 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 32% of the median local income ($130k/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 $968 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 + 1.7% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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.
• Current owner paid $24k; list at $140k implies a 483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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: 2.48% ✓
• Cap rate: 21.48%
• Cash-on-cash: 54.26%
• DSCR: 3.41
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $181,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9080 Bloomfield Ave #230	0.00mi	3/2.0	1,272 (-5%)	1mo	$159,900	$126	90
9080 Bloomfield Ave #237	0.00mi	3/2.0	1,408 (+5%)	4mo	$130,000	$92	89
9080 Bloomfield Ave #22	0.00mi	4/2.0 (+1)	1,344 (0%)	10mo	$185,000	$138	87
9080 Bloomfield Ave #209	0.00mi	3/2.0	1,248 (-7%)	3mo	$129,000	$103	86
22221 Bloomfield Ave #47	0.26mi	2/2.0 (-1)	1,344 (0%)	1mo	$275,000	$205	82
22221 Bloomfield #11	0.26mi	2/2.0 (-1)	1,344 (0%)	3mo	$200,000	$149	80
9080 Bloomfield Ave #193	0.00mi	3/2.0	1,248 (-7%)	10mo	$165,000	$132	80
9080 Bloomfield Ave #122	0.00mi	3/2.0	1,248 (-7%)	10mo	$168,000	$135	80
9080 Bloomfield Ave #141	0.00mi	4/2.0 (+1)	1,431 (+6%)	8mo	$155,000	$108	77
9080 Bloomfield Ave #192	0.12mi	3/2.0	1,434 (+7%)	11mo	$218,000	$152	74
9080 Bloomfield Ave #213	0.00mi	3/2.0	1,170 (-13%)	12mo	$185,000	$158	68
22221 Bloomfield Ave #48	0.34mi	2/2.0 (-1)	1,536 (+14%)	9mo	$189,900	$124	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 · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 50.9%
• Equity multiple: 3.19×
• Total profit: $85,737
• Equity at exit: $20,874

10-year hold

• IRR: 55.8%
• Equity multiple: 6.16×
• Total profit: $202,191
• Equity at exit: $12,105

Cash invested: $39,200 (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 90630

• Rents YoY: 1.7%
• Active inventory: 70
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $3,468 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $1,772

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 44%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 Casa Grande Cir Cypress, CA	1.0–2.0	1.0–1.5	811	$2,837	$3.50	1d	6	0.20mi
4550 Lincoln Ave Cypress, CA	1.0–2.0	1.0–2.0	860	$3,225	$3.75	1d	3	0.36mi
8381 E Blithedale St Long Beach, CA	3.0	2.0	1314	$3,600	$2.74	2d	1	0.50mi
12750 Centralia St Lakewood, CA	2.0	1.0–1.5	1056	$3,350	$3.17	3d	2	0.52mi
12750 Centralia St #43 Lakewood, CA	2.0	1.5	1056	$3,500	$3.31	17d	1	0.55mi
9424 Ethel St Cypress, CA	3.0	2.5	1780	$4,300	$2.42	15d	1	0.65mi
9306 Gregory St Cypress, CA	3.0	2.5	1840	$4,500	$2.45	18d	1	0.66mi
22003 Belshire Ave #9 Hawaiian Gardens, CA	2.0	2.0	1140	$2,900	$2.54	43d	1	0.66mi
4801 Merten Ave Cypress, CA	3.0	2.0	1500	$3,875	$2.58	1d	1	0.70mi
4812 Grace Ave Unit C Cypress, CA	2.0	2.0	900	$2,395	$2.66	13d	1	0.80mi
8120 E Turbo St Long Beach, CA	3.0	1.5	1120	$3,900	$3.48	43d	1	0.81mi
8561 Belmont St Unit 6 Cypress, CA	3.0	2.5	1265	$3,695	$2.92	1d	1	0.85mi
8561 Belmont St Unit 7 Cypress, CA	3.0	2.0	1320	$4,145	$3.14	10d	1	0.85mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	2d	1	0.98mi
21526 Juan Ave Hawaiian Gardens, CA	2.0	2.0	1200	$3,000	$2.50	24d	1	0.99mi
4646 Larwin Ave Cypress, CA	4.0	2.5	1562	$3,800	$2.43	1d	1	1.01mi
12050 226th St Hawaiian Gardens, CA	3.0	2.0	1063	$3,100	$2.92	43d	1	1.03mi
12610 Vandemere St Lakewood, CA	3.0	2.0	1056	$8,250	$7.81	1d	1	1.05mi
10403 Stratton Ct Cypress, CA	4.0	2.5	1327	$3,600	$2.71	43d	1	1.21mi
12350 Del Amo Blvd Lakewood, CA	1.0–3.0	1.0–2.0	866	$3,173	$3.66	2d	27	1.24mi
5475 Villa Way #34 Cypress, CA	3.0	2.5	1374	$3,600	$2.62	2d	1	1.24mi
5477 Twin Lakes Dr Cypress, CA	2.0	1.0	1156	$2,495	$2.16	1d	1	1.25mi
4002 Bryant Ct Cypress, CA	3.0	1.5	1046	$3,400	$3.25	22d	1	1.25mi
10002 Saint Stephen Cir Cypress, CA	3.0	1.5	1205	$3,700	$3.07	17d	1	1.25mi
5524 Camp St Cypress, CA	4.0	3.0	1613	$4,200	$2.60	1d	1	1.29mi
8626 Watson St Unit 8650-E Cypress, CA	2.0	1.0	900	$2,350	$2.61	10d	1	1.29mi
8626 Watson St Unit 8644 Cypress, CA	2.0	1.0	900	$2,450	$2.72	1d	1	1.29mi
8791 Walker St Cypress, CA	1.0–2.0	1.0	830	$2,535	$3.05	1d	8	1.30mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	7d	1	1.31mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	24d	1	1.31mi
21525 Pioneer Blvd Lakewood, CA	2.0	2.0	910	$2,595	$2.85	43d	1	1.37mi
20726 Seine Ave Lakewood, CA	3.0	2.0	1354	$3,400	$2.51	20d	1	1.41mi
20810 Arline Ave Apt 14 Lakewood, CA	2.0	1.5	896	$2,495	$2.78	43d	1	1.47mi

Listing history 16 events

1. 2026-06-09
   days on market $140,000 Active 44 DOM
2. 2026-06-08
   days on market $140,000 Active 43 DOM
3. 2026-06-07
   days on market $140,000 Active 42 DOM
4. 2026-06-04
   days on market $140,000 Active 39 DOM
5. 2026-06-03
   days on market $140,000 Active 38 DOM
6. 2026-06-02
   days on market $140,000 Active 37 DOM
7. 2026-06-01
   days on market $140,000 Active 36 DOM
8. 2026-05-31
   days on market $140,000 Active 35 DOM
9. 2026-04-26
   listed $140,000 Active
10. 2015-01-06
    historical Expired
11. 2014-10-07
    listed Active
12. 2011-09-12
    soldstatus $24,000 Closed 662-char remark

    Show marketing remark (662 chars)

    Priced to sell!!!. .And. .in nice condition: new paint, carpet, 2 new toilets. .. .Open floorplan: kitchen overlooks dining area & living room. .Living room is 23'x14.5' & has fireplace. .. High ceilings throughout. .Large kitchen with dishwasher. .laundry off kitchen. .. 2 full baths. .. Check out master suite: 19'x11'+ private bathroom+ 2 other bdrms. .. Great price & you can move right in!. .. .. .. .Park has clubhouse, pool, playground, basketball court, exercise room, .. call agent about rent being renegotiated). .Financing to be cash or owner may carry with decent downpayment. -Fireplace Rooms:Living Room-Disability Access:None (N)

13. 2011-08-05
    status Pending 662-char remark

    Show marketing remark (662 chars)

    Priced to sell!!!. .And. .in nice condition: new paint, carpet, 2 new toilets. .. .Open floorplan: kitchen overlooks dining area & living room. .Living room is 23'x14.5' & has fireplace. .. High ceilings throughout. .Large kitchen with dishwasher. .laundry off kitchen. .. 2 full baths. .. Check out master suite: 19'x11'+ private bathroom+ 2 other bdrms. .. Great price & you can move right in!. .. .. .. .Park has clubhouse, pool, playground, basketball court, exercise room, .. call agent about rent being renegotiated). .Financing to be cash or owner may carry with decent downpayment. -Fireplace Rooms:Living Room-Disability Access:None (N)

14. 2011-07-19
    listed $26,900 Active 662-char remark

    Show marketing remark (662 chars)

    Priced to sell!!!. .And. .in nice condition: new paint, carpet, 2 new toilets. .. .Open floorplan: kitchen overlooks dining area & living room. .Living room is 23'x14.5' & has fireplace. .. High ceilings throughout. .Large kitchen with dishwasher. .laundry off kitchen. .. 2 full baths. .. Check out master suite: 19'x11'+ private bathroom+ 2 other bdrms. .. Great price & you can move right in!. .. .. .. .Park has clubhouse, pool, playground, basketball court, exercise room, .. call agent about rent being renegotiated). .Financing to be cash or owner may carry with decent downpayment. -Fireplace Rooms:Living Room-Disability Access:None (N)

15. 2000-03-24
    historical
16. 1999-11-24
    listed $53,500

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 24 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: $41,619
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$3,329
• − Management: −$3,329
• − Depreciation: −$4,073
• Taxable income: $20,245
• Est. tax owed @ 24.0%: −$4,859
• After-tax cash flow: $16,410/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: Cypress Elementary
• NCES district ID: 0610440
• Math proficiency: 67% ▲ 1.00%
• Reading proficiency: 69% ▲ 1.00%
• Median HH income: $83,769
• Composite: 62.21/100
• National rank: #1446
• State rank: #117 of 1400 in CA

Livability — Cypress

• Score: 74/100
• State rank: #141
• US rank: #4900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cypress, CA
• County: Orange County · 3,096,323 people
• City population: 49,318
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 49,318
• Household income: $130,154
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1431.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Asian 37% White 31% Hispanic / Latino 22% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Iranian 1% Italian 1%
• Foreign-born: 31% · South Korea, Canada, China
• Languages at home: 57% English-only · Spanish 12% Korean 11% Chinese 5%

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: ▼ -870.99%
• Current HPI: 402.6083
• Rent YoY: ▲ 1.69%
• 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

+161.7% since first listed

8 events — show timeline

• 2026-04-26 Listed $140,000 CRMLS
• 2015-01-06 Delisted — TheMLS
• 2014-10-07 Listed — TheMLS
• 2011-09-12 Sold (MLS) $24,000 CRMLS
• 2011-08-05 Pending — CRMLS
• 2011-07-19 Listed $26,900 CRMLS
• 2000-03-24 Listing Removed — CRMLS
• 1999-11-24 Listed $53,500 CRMLS

Property tax history

-6.7%/yr

Latest (2025): $83 · +2.5% YoY. Source: county tax records.