5815 E La Palma Ave #59 · Anaheim, CA 92807

$305,000

3 bd · 2.0 ba · 1,494 sqft · Manufactured · 47 Days on market

Built 1998 44 ac lot $204/sqft · at area comps Est $294k · at est.

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Why this score? — see what drove the C+ 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• ARV discount +5.8/15.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy resort-style living in this spacious and inviting home located in one of the area’s most desirable manufactured home communities. This home features an open floor plan with high ceilings, natural light and a bright kitchen with center island. The spacious primary suite offers a peaceful retreat, while central A/C, ceiling fans, and indoor laundry add everyday convenience. Community amenities include a heated pool, spa, kiddie pool (also heated!), clubhouse, gym, basketball court and playground. Located in the highly regarded Placentia-Yorba Linda Unified School District, this home offers comfort, convenience, and value.

Key facts

• 43.76 acre lot
• Community pool
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $305k.

Deal economics

• At list price, monthly cash flow is $784 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $305k).
• Recommended offer: $296k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.2% in Anaheim — 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 70/100 on livability (#240 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime F, cost of living F.
• Placentia-Yorba Linda Unified (suburban): math 48% / reading 66% proficiency, ranked #78 of 517 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.6%/yr); 62 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 ($139k/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 $9k 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 + 3.6% rent growth), your $85k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $147k; list at $305k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 F 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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $294,085
• List price: $305,000
• Delta: 3.71%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5815 E La Palma Ave E #271	0.00mi	3/2.0	1,508 (+1%)	2mo	$315,000	$209	97
5815 E La Palma #130	0.00mi	4/2.0 (+1)	1,540 (+3%)	0mo	$359,999	$234	90
5815 E La Palma Ave #82	0.06mi	3/2.0	1,440 (-4%)	2mo	$190,000	$132	90
5815 E La Palma Ave #74	0.00mi	3/2.0	1,541 (+3%)	8mo	$287,000	$186	88
5815 E La Palma Ave #314	0.00mi	3/2.0	1,512 (+1%)	13mo	$315,000	$208	87
5815 E La Palma NW #187	0.00mi	3/2.0	1,529 (+2%)	13mo	$295,000	$193	85
5815 E La Palma Ave #62	0.00mi	3/2.0	1,568 (+5%)	8mo	$298,500	$190	85
5815 E La Palma Ave #96	0.00mi	3/2.0	1,440 (-4%)	11mo	$185,000	$128	85
5815 E La Palma Ave #170	0.00mi	3/2.0	1,400 (-6%)	9mo	$310,000	$221	82
5815 E La Palma Ave #226	0.00mi	4/2.0 (+1)	1,512 (+1%)	13mo	$315,000	$208	82
5815 E La Palma Ave #221	0.00mi	4/2.0 (+1)	1,528 (+2%)	13mo	$353,000	$231	80
5815 E La Palma Ave #224	0.00mi	4/2.0 (+1)	1,615 (+8%)	8mo	$380,000	$235	75

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 · 3.56% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $2,640
• Equity at exit: $45,476

10-year hold

• IRR: 11.0%
• Equity multiple: 1.88×
• Total profit: $75,430
• Equity at exit: $26,371

Cash invested: $85,400 (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 92807

• Rents YoY: 3.6%
• Active inventory: 62
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,661 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$769
• Net cashflow: $784

Break-even live

Break-even rent $2,668

Max offer price $305,000

Occupancy floor 74%

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1265 N Chrisden St Anaheim, CA	2.0	1.0	750	$2,615	$3.49	1d	3	0.20mi
20279 Green Hill Ln Unit 1 Yorba Linda, CA	3.0	2.0	1095	$3,200	$2.92	24d	1	0.33mi
6691 Moselle Cir Yorba Linda, CA	4.0	2.5	1600	$3,900	$2.44	4d	1	0.43mi
5923 E Calle Cedro Anaheim, CA	3.0	2.0	1496	$1,750	$1.17	2d	1	0.50mi
20361 Ivy Hill Ln #12 Yorba Linda, CA	3.0	2.0	1062	$3,400	$3.20	3d	1	0.51mi
5601 E Orangethorpe Ave Anaheim, CA	2.0	1.0–2.0	767	$3,505	$4.57	1d	25	0.54mi
7566 E Woodsboro Ave Anaheim, CA	4.0	2.0	1529	$4,250	$2.78	4d	1	0.84mi
1271 N Emogene St Anaheim, CA	4.0	2.0	1609	$4,700	$2.92	21d	1	0.89mi
5540 E Vista del Este Anaheim, CA	3.0	2.5	1646	$4,100	$2.49	44d	1	1.00mi
5520 E Vista del Este Anaheim, CA	2.0	2.0	1116	$3,195	$2.86	17d	1	1.00mi
322 S Vista del Canon Anaheim, CA	2.0	2.0	1116	$3,750	$3.36	11d	1	1.18mi
5751 Kingsbriar Dr Yorba Linda, CA	3.0	2.0	1465	$4,200	$2.87	44d	1	1.21mi
5641 Lynnbrook Plz Yorba Linda, CA	3.0	2.0	1635	$4,500	$2.75	44d	1	1.32mi
19032 Alamo Ln #219 Yorba Linda, CA	3.0	2.0	1165	$3,800	$3.26	44d	1	1.37mi
19032 Alamo Ln Yorba Linda, CA	3.0	2.0	1165	$3,800	$3.26	24d	1	1.37mi
5761 Stradella Rd Yorba Linda, CA	4.0	2.0	1776	$5,300	$2.98	24d	1	1.39mi

Listing history 21 events

1. 2026-06-18
   days on market $305,000 Active 47 DOM
2. 2026-06-17
   days on market $305,000 Active 46 DOM
3. 2026-06-16
   days on market $305,000 Active 45 DOM
4. 2026-06-15
   days on market $305,000 Active 44 DOM
5. 2026-06-13
   days on market $305,000 Active 42 DOM
6. 2026-06-13
   days on market $305,000 Active 41 DOM
7. 2026-06-09
   days on market $305,000 Active 38 DOM
8. 2026-06-08
   days on market $305,000 Active 37 DOM
9. 2026-06-07
   pricedays on market $305,000 Active 36 DOM
10. 2026-06-04
    days on market $315,000 Active 33 DOM
11. 2026-06-03
    days on market $315,000 Active 32 DOM
12. 2026-06-02
    days on market $315,000 Active 31 DOM
13. 2026-06-01
    days on market $315,000 Active 30 DOM
14. 2026-05-31
    days on market $315,000 Active 29 DOM
15. 2026-05-02
    listed $315,000 Active 639-char remark

    Show marketing remark (639 chars)

    Enjoy resort-style living in this spacious and inviting home located in one of the area’s most desirable manufactured home communities. This home features an open floor plan with high ceilings, natural light and a bright kitchen with center island. The spacious primary suite offers a peaceful retreat, while central A/C, ceiling fans, and indoor laundry add everyday convenience. Community amenities include a heated pool, spa, kiddie pool (also heated!), clubhouse, gym, basketball court and playground. Located in the highly regarded Placentia-Yorba Linda Unified School District, this home offers comfort, convenience, and value.

16. 2026-04-20
    historical $315,000 639-char remark

    Show marketing remark (639 chars)

    Enjoy resort-style living in this spacious and inviting home located in one of the area’s most desirable manufactured home communities. This home features an open floor plan with high ceilings, natural light and a bright kitchen with center island. The spacious primary suite offers a peaceful retreat, while central A/C, ceiling fans, and indoor laundry add everyday convenience. Community amenities include a heated pool, spa, kiddie pool (also heated!), clubhouse, gym, basketball court and playground. Located in the highly regarded Placentia-Yorba Linda Unified School District, this home offers comfort, convenience, and value.

17. 2019-11-15
    soldstatus $147,000 Closed Sale 1066-char remark

    Show marketing remark (1066 chars)

    Presenting A Charming Anaheim Hills Mobile Home. Features An Open Floor Plan, Ceiling Fans And Newly Painted Through-out. Open Kitchen With An Island, Upgraded Designer Sink, Dishwasher And More. Kitchen Nook Features An Unattached Seating Area And Bench. Kitchen Open Ups To The Spacious Living Room. Indoor Laundry Is Just Off The Kitchen Area. Let's Not Forget Two Additional Bedrooms And Master Bedroom And Master Bath Located At Opposite End For Privacy. Master Bath Is Large As Well And Has A Large Tub, Separate Shower. There Are 2 Parking Spots In The Attached Carport. Storage Shed Included. * * NEW Central AC/Heating System * * Covered Patio Deck. New Vinyl Fence Installed, Double Pane Windows. Community Amenities Included: Clubhouse With A Gym To Work Out, Swimming Pool, Jacuzzi, Basketball Courts, And Playground For The Kids. A Great Home In The Friendly Village Mobile Home Park Located Close To Shopping Centers, Freeways And In The Award Winning Placentia-Yorba Linda School District. Walking Distance From Yorba Regional Park And Bike Trails.

18. 2019-10-28
    status Pending Sale 1066-char remark

    Show marketing remark (1066 chars)

    Presenting A Charming Anaheim Hills Mobile Home. Features An Open Floor Plan, Ceiling Fans And Newly Painted Through-out. Open Kitchen With An Island, Upgraded Designer Sink, Dishwasher And More. Kitchen Nook Features An Unattached Seating Area And Bench. Kitchen Open Ups To The Spacious Living Room. Indoor Laundry Is Just Off The Kitchen Area. Let's Not Forget Two Additional Bedrooms And Master Bedroom And Master Bath Located At Opposite End For Privacy. Master Bath Is Large As Well And Has A Large Tub, Separate Shower. There Are 2 Parking Spots In The Attached Carport. Storage Shed Included. * * NEW Central AC/Heating System * * Covered Patio Deck. New Vinyl Fence Installed, Double Pane Windows. Community Amenities Included: Clubhouse With A Gym To Work Out, Swimming Pool, Jacuzzi, Basketball Courts, And Playground For The Kids. A Great Home In The Friendly Village Mobile Home Park Located Close To Shopping Centers, Freeways And In The Award Winning Placentia-Yorba Linda School District. Walking Distance From Yorba Regional Park And Bike Trails.

19. 2019-09-18
    status Active Under Contract 1066-char remark

    Show marketing remark (1066 chars)

    Presenting A Charming Anaheim Hills Mobile Home. Features An Open Floor Plan, Ceiling Fans And Newly Painted Through-out. Open Kitchen With An Island, Upgraded Designer Sink, Dishwasher And More. Kitchen Nook Features An Unattached Seating Area And Bench. Kitchen Open Ups To The Spacious Living Room. Indoor Laundry Is Just Off The Kitchen Area. Let's Not Forget Two Additional Bedrooms And Master Bedroom And Master Bath Located At Opposite End For Privacy. Master Bath Is Large As Well And Has A Large Tub, Separate Shower. There Are 2 Parking Spots In The Attached Carport. Storage Shed Included. * * NEW Central AC/Heating System * * Covered Patio Deck. New Vinyl Fence Installed, Double Pane Windows. Community Amenities Included: Clubhouse With A Gym To Work Out, Swimming Pool, Jacuzzi, Basketball Courts, And Playground For The Kids. A Great Home In The Friendly Village Mobile Home Park Located Close To Shopping Centers, Freeways And In The Award Winning Placentia-Yorba Linda School District. Walking Distance From Yorba Regional Park And Bike Trails.

20. 2019-09-17
    historical Hold Do Not Show 1066-char remark

    Show marketing remark (1066 chars)

    Presenting A Charming Anaheim Hills Mobile Home. Features An Open Floor Plan, Ceiling Fans And Newly Painted Through-out. Open Kitchen With An Island, Upgraded Designer Sink, Dishwasher And More. Kitchen Nook Features An Unattached Seating Area And Bench. Kitchen Open Ups To The Spacious Living Room. Indoor Laundry Is Just Off The Kitchen Area. Let's Not Forget Two Additional Bedrooms And Master Bedroom And Master Bath Located At Opposite End For Privacy. Master Bath Is Large As Well And Has A Large Tub, Separate Shower. There Are 2 Parking Spots In The Attached Carport. Storage Shed Included. * * NEW Central AC/Heating System * * Covered Patio Deck. New Vinyl Fence Installed, Double Pane Windows. Community Amenities Included: Clubhouse With A Gym To Work Out, Swimming Pool, Jacuzzi, Basketball Courts, And Playground For The Kids. A Great Home In The Friendly Village Mobile Home Park Located Close To Shopping Centers, Freeways And In The Award Winning Placentia-Yorba Linda School District. Walking Distance From Yorba Regional Park And Bike Trails.

21. 2019-09-13
    listed $147,000 Active 1066-char remark

    Show marketing remark (1066 chars)

    Presenting A Charming Anaheim Hills Mobile Home. Features An Open Floor Plan, Ceiling Fans And Newly Painted Through-out. Open Kitchen With An Island, Upgraded Designer Sink, Dishwasher And More. Kitchen Nook Features An Unattached Seating Area And Bench. Kitchen Open Ups To The Spacious Living Room. Indoor Laundry Is Just Off The Kitchen Area. Let's Not Forget Two Additional Bedrooms And Master Bedroom And Master Bath Located At Opposite End For Privacy. Master Bath Is Large As Well And Has A Large Tub, Separate Shower. There Are 2 Parking Spots In The Attached Carport. Storage Shed Included. * * NEW Central AC/Heating System * * Covered Patio Deck. New Vinyl Fence Installed, Double Pane Windows. Community Amenities Included: Clubhouse With A Gym To Work Out, Swimming Pool, Jacuzzi, Basketball Courts, And Playground For The Kids. A Great Home In The Friendly Village Mobile Home Park Located Close To Shopping Centers, Freeways And In The Award Winning Placentia-Yorba Linda School District. Walking Distance From Yorba Regional Park And Bike Trails.

ⓘ 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 6/10 Major 8 d/yr ≥96°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,926
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$3,514
• − Management: −$3,514
• − Depreciation: −$8,873
• Taxable income: $4,840
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $8,246/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: Placentia-Yorba Linda Unified
• NCES district ID: 0630660
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 66% ▼ -2.00%
• Median HH income: $87,455
• Composite: 52.1/100
• National rank: #1622
• State rank: #78 of 517 in CA

Livability — Anaheim

• Score: 70/100
• State rank: #240
• US rank: #7861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anaheim, CA
• County: Orange County · 3,096,323 people
• City population: 361,715
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 37,296
• Household income: $138,741
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 664.0

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: White 52% Hispanic / Latino 24% Asian 18% Two or more races 15%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 3% Romanian 2% Iranian 1%
• Foreign-born: 22% · Canada, Vietnam, South Korea
• Languages at home: 68% English-only · Spanish 14% Other Indo-European 6% Vietnamese 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: ▼ -807.73%
• Current HPI: 373.7606
• Rent YoY: ▲ 3.56%
• 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

+114.3% since first listed

7 events — show timeline

• 2026-05-02 Listed $315,000 CRMLS
• 2026-04-20 Coming Soon $315,000 CRMLS
• 2019-11-15 Sold (MLS) $147,000 CRMLS
• 2019-10-28 Pending — CRMLS
• 2019-09-18 Relisted — CRMLS
• 2019-09-17 Delisted — CRMLS
• 2019-09-13 Listed $147,000 CRMLS

Property tax history

-4.8%/yr

Latest (2025): $219 · +0.1% YoY. Source: county tax records.