1051 Site Dr #26 · Brea, CA 92821

$239,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured · 77 Days on market

Built 1998 32 ac lot $153/sqft · 6% above area Est $226k · 6% over

---

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
• Schools +5.1/10.0
• ARV discount +4.9/15.0
• 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

Welcome to one of the most desirable homes currently available in the community—this spacious 3-bedroom, 2-bath double-wide offers the largest floor plan on the market today under $300k, paired with a premium, private location. Ideally situated in the upper back corner of the park, this home enjoys a quiet, low-traffic setting with no rear neighbors. Instead, a beautifully landscaped greenbelt slope provides a serene backdrop and added privacy. The space behind the shed offers room for a patio table or seating area, perfect for relaxing or entertaining in a nice secluded setting. Inside, the home features an expansive and functional layout with abundant natural light throughout. The spacious living room flows seamlessly into a dedicated dining area, and then a separate family room with a cozy fireplace. The kitchen is centrally positioned with a breakfast bar & opens to both the living and dining spaces—ideal for everyday living and gatherings. The generously sized primary suite includes an en-suite bathroom with dual vanities, a large soaking tub, and a separate walk-in shower. There are two additional bedrooms. A convenient indoor laundry room with direct access to the carport adds to the home's functionality. Exterior was recently freshly painted, the home was leveled and pads replaced. Residents enjoy access to community amenities including a pool, spa, clubhouse, and billiards room—offering both relaxation and recreation just steps from home. A rare opportunity to own one of the largest and best-located homes in the community—combining space, privacy, and comfort in one exceptional offering.

Key facts

• Dual vanities
• Expansive layout
• Natural light

Tags

• LANDSCAPED GREENBELT SLOPE
• EXPANSIVE LAYOUT
• NATURAL LIGHT
• DEDICATED DINING AREA
• EN-SUITE BATHROOM
• DUAL VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $239k).
• Recommended offer: $225k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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); 63 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 35% 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 $2k of loan paydown is wiped out by about $7k 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 $67k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($225k) 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 $150k; list at $239k implies a 59% 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 $224,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.50% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.32%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $226,047
• List price: $239,000
• Delta: 5.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1051 Site Dr #51	0.00mi	3/2.0	1,620 (+4%)	11mo	$270,000	$167	85
1051 Site Dr #227	0.00mi	3/2.0	1,664 (+7%)	8mo	$252,000	$151	82
1051 Site Dr #15	0.00mi	3/2.0	1,620 (+4%)	15mo	$325,000	$201	81
1051 Site Dr #265	0.00mi	3/2.0	1,624 (+4%)	16mo	$315,000	$194	80
1051 Site Dr #89	0.00mi	3/2.0	1,400 (-10%)	4mo	$300,000	$214	80
1051 Site Dr #25	0.00mi	3/2.0	1,344 (-14%)	0mo	$185,000	$138	77
1051 Site Dr #37	0.00mi	3/2.0	1,440 (-8%)	15mo	$160,000	$111	75
1051 Site Dr #154	0.00mi	2/2.0 (-1)	1,440 (-8%)	10mo	$210,000	$146	74
1051 Site Dr #133	0.00mi	2/2.0 (-1)	1,440 (-8%)	11mo	$157,000	$109	73
1051 Site Dr #109	0.00mi	3/2.0	1,738 (+11%)	14mo	$280,000	$161	70
1051 Site Dr #203	0.00mi	3/2.0	1,344 (-14%)	10mo	$240,000	$179	68
1051 Site Dr #142	0.00mi	2/2.0 (-1)	1,440 (-8%)	18mo	$179,000	$124	68

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: 12.5%
• Equity multiple: 1.49×
• Total profit: $32,678
• Equity at exit: $35,636

10-year hold

• IRR: 20.4%
• Equity multiple: 2.62×
• Total profit: $108,707
• Equity at exit: $20,664

Cash invested: $66,920 (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: 63
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,595 high
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $1,189

Break-even live

Break-even rent $2,091

Max offer price $239,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,354	-5% $1,271	+0% $1,189	+5% $1,106	+10% $1,024
Rent	-10% $905	-5% $1,047	+0% $1,189	+5% $1,331	+10% $1,473
Rate	-1.0pp $1,309	-0.5pp $1,250	base $1,189	+0.5pp $1,127	+1.0pp $1,064

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 W Central Ave Brea, CA	1.0–3.0	1.0–2.5	1024	$4,210	$4.11	2d	8	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	17d	2	0.52mi
319 W Lambert Rd Brea, CA	2.0	2.0	1120	$3,333	$2.98	5d	9	0.78mi
308 Mountain Ct Brea, CA	3.0	2.0	1730	$3,550	$2.05	44d	1	0.95mi
1511 Kinsler Ct Brea, CA	3.0	2.5	1605	$4,095	$2.55	16d	1	0.98mi
369 Meadow Ct Brea, CA	3.0	2.0	1281	$3,450	$2.69	44d	1	1.11mi
1913 Lotus Pl Brea, CA	4.0	2.0	1627	$4,100	$2.52	2d	1	1.30mi
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	44d	1	1.43mi
1500 Eastpark Dr Unit 3 La Habra, CA	2.0	1.5	1286	$2,500	$1.94	2d	1	1.44mi
209 S Fonda St La Habra, CA	2.0	2.0	1200	$3,500	$2.92	2d	1	1.45mi
331 Pomelo Ave Brea, CA	3.0	2.0	1538	$4,200	$2.73	44d	1	1.46mi
242 S Redwood Ave Unit C Brea, CA	3.0	2.5	1590	$3,995	$2.51	8d	1	1.48mi
664 Olive Ave Brea, CA	4.0	2.0	1472	$4,500	$3.06	7d	1	1.49mi
628 E Birch St Unit D Brea, CA	2.0	1.5	1104	$2,850	$2.58	14d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $239,000 Active 77 DOM
2. 2026-06-17
   days on market $239,000 Active 76 DOM
3. 2026-06-16
   days on market $239,000 Active 75 DOM
4. 2026-06-15
   days on market $239,000 Active 74 DOM
5. 2026-06-13
   days on market $239,000 Active 72 DOM
6. 2026-06-13
   days on market $239,000 Active 71 DOM
7. 2026-06-09
   days on market $239,000 Active 68 DOM
8. 2026-06-08
   days on market $239,000 Active 67 DOM
9. 2026-06-07
   pricedays on market $239,000 Active 66 DOM
10. 2026-06-04
    days on market $249,000 Active 63 DOM
11. 2026-06-03
    days on market $249,000 Active 62 DOM
12. 2026-06-02
    days on market $249,000 Active 61 DOM
13. 2026-06-01
    days on market $249,000 Active 60 DOM
14. 2026-05-31
    days on market $249,000 Active 59 DOM
15. 2026-04-02
    listed $249,000 Active 1653-char remark

    Show marketing remark (1653 chars)

    Welcome to one of the most desirable homes currently available in the community—this spacious 3-bedroom, 2-bath double-wide offers the largest floor plan on the market today under $300k, paired with a premium, private location. Ideally situated in the upper back corner of the park, this home enjoys a quiet, low-traffic setting with no rear neighbors. Instead, a beautifully landscaped greenbelt slope provides a serene backdrop and added privacy. The space behind the shed offers room for a patio table or seating area, perfect for relaxing or entertaining in a nice secluded setting. Inside, the home features an expansive and functional layout with abundant natural light throughout. The spacious living room flows seamlessly into a dedicated dining area, and then a separate family room with a cozy fireplace. The kitchen is centrally positioned with a breakfast bar & opens to both the living and dining spaces—ideal for everyday living and gatherings. The generously sized primary suite includes an en-suite bathroom with dual vanities, a large soaking tub, and a separate walk-in shower. There are two additional bedrooms. A convenient indoor laundry room with direct access to the carport adds to the home's functionality. Exterior was recently freshly painted, the home was leveled and pads replaced. Residents enjoy access to community amenities including a pool, spa, clubhouse, and billiards room—offering both relaxation and recreation just steps from home. A rare opportunity to own one of the largest and best-located homes in the community—combining space, privacy, and comfort in one exceptional offering.

16. 2020-04-02
    soldstatus $150,000 Closed Sale 697-char remark

    Show marketing remark (697 chars)

    LOCATION, LOCATION, LOCATION!!! This home is located in a very private & serene part of this Community with no one behind except for a beautiful landscaped slope! 3 bedrooms, including a master bedroom with walk in closet, private bath with huge soaking tub, separate shower, and dual vanities. Front door entry opens to large Living room, separate Family room with cozy corner fireplace. Kitchen has a breakfast bar, walk in pantry, glass cabinet fronts & large separate dining area. Inside laundry room w/ access to outside carport. C/A & Heat. This home has some unique features such as "Arches" thru out. The location is the BEST! GREAT POOL & SPA AREA TOO!!!

17. 2020-02-29
    status Pending Sale 697-char remark

    Show marketing remark (697 chars)

    LOCATION, LOCATION, LOCATION!!! This home is located in a very private & serene part of this Community with no one behind except for a beautiful landscaped slope! 3 bedrooms, including a master bedroom with walk in closet, private bath with huge soaking tub, separate shower, and dual vanities. Front door entry opens to large Living room, separate Family room with cozy corner fireplace. Kitchen has a breakfast bar, walk in pantry, glass cabinet fronts & large separate dining area. Inside laundry room w/ access to outside carport. C/A & Heat. This home has some unique features such as "Arches" thru out. The location is the BEST! GREAT POOL & SPA AREA TOO!!!

18. 2020-02-08
    historical Active Under Contract 697-char remark

    Show marketing remark (697 chars)

    LOCATION, LOCATION, LOCATION!!! This home is located in a very private & serene part of this Community with no one behind except for a beautiful landscaped slope! 3 bedrooms, including a master bedroom with walk in closet, private bath with huge soaking tub, separate shower, and dual vanities. Front door entry opens to large Living room, separate Family room with cozy corner fireplace. Kitchen has a breakfast bar, walk in pantry, glass cabinet fronts & large separate dining area. Inside laundry room w/ access to outside carport. C/A & Heat. This home has some unique features such as "Arches" thru out. The location is the BEST! GREAT POOL & SPA AREA TOO!!!

19. 2019-10-19
    listed $159,000 Active 697-char remark

    Show marketing remark (697 chars)

    LOCATION, LOCATION, LOCATION!!! This home is located in a very private & serene part of this Community with no one behind except for a beautiful landscaped slope! 3 bedrooms, including a master bedroom with walk in closet, private bath with huge soaking tub, separate shower, and dual vanities. Front door entry opens to large Living room, separate Family room with cozy corner fireplace. Kitchen has a breakfast bar, walk in pantry, glass cabinet fronts & large separate dining area. Inside laundry room w/ access to outside carport. C/A & Heat. This home has some unique features such as "Arches" thru out. The location is the BEST! GREAT POOL & SPA AREA TOO!!!

20. 2019-10-06
    historical
21. 2019-07-12
    price $159,000
22. 2019-04-05
    listed $165,000 Active

ⓘ 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: $43,146
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$3,452
• − Management: −$3,452
• − Depreciation: −$6,953
• Taxable income: $11,122
• Est. tax owed @ 24.0%: −$2,669
• After-tax cash flow: $11,596/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

+50.9% since first listed

8 events — show timeline

• 2026-04-02 Listed $249,000 CRMLS
• 2020-04-02 Sold (MLS) $150,000 CRMLS
• 2020-02-29 Pending — CRMLS
• 2020-02-08 Contingent — CRMLS
• 2019-10-19 Listed $159,000 CRMLS
• 2019-10-06 Listing Removed — CRMLS
• 2019-07-12 Price Changed $159,000 CRMLS
• 2019-04-05 Listed $165,000 CRMLS

Property tax history

-2.9%/yr

Latest (2025): $349 · +3.2% YoY. Source: county tax records.