16222 Monterey Ln #300 · Huntington Beach, CA 92649

$130,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 11 Days on market

Built 1980 1,440 sqft lot

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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 +5.5/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this wonderful Rancho Del Rey home, located just one mile from the beach and offering the best of Huntington Harbor living. This spacious 55+/18 community home features two bedrooms, two bathrooms, and an inviting sunroom for relaxing or entertaining. The kitchen has been beautifully remodeled with new cabinetry and counters and also stainless steel appliances. Attached carport enough to fit three vehicles. A newer roof adds peace of mind, and the home sits in a prime location within the park. Enjoy coastal breezes, resort style amenities, and a lifestyle just minutes from sand, shops, and dining. Community features include gated entry with fulltime security guard, two clubhouses

Key facts

• Inviting sunroom
• Newer roof
• New cabinetry

Tags

• ONE MILE FROM BEACH
• INVITING SUNROOM
• BEAUTIFULLY REMODELED KITCHEN
• NEW CABINETRY
• STAINLESS STEEL APPLIANCES
• NEWER ROOF

Property features AI

Finance

• Other: Directions: From Bolsa Chica Ave. travel west on Edinger Ave. then left onto Monterey Ln. Present your business card to security attendant and provide space numbers to be shown.
• Financial info: Monthly land lease of $2,350 (park source)
• HOA & community: Senior community; Suburban community features; Park name: Rancho Del Rey; Manager approval required for tenancy; Pet restrictions by size and number

Exterior

• Parking: Attached carport with 2 spaces
• Security: Gated community with attendant and guard; Automatic gate; Card/code access; Resident manager
• Utilities: Public/district water; Public sewer - connected; Natural gas connected/available; Standard electric service on property
• Home design: Mobile home (24' x 60') — mobile home remains; Double body type; Single-story; Entry on level 1; Private paved road frontage
• Construction: Aluminum and hardboard exterior; Pillar/post/pier foundation with pier jacks; Composition roof; Year-built sourced from builder
• Exterior features: Composition roof; Average-condition fencing; Covered front porch; Patio; Community heated gunite pool; Pool heated with gas; Close to clubhouse; One shed on the property

Interior

• Kitchen: Gas cooktop; Gas range; Refrigerator; Dishwasher; Garbage disposal; Corian counters
• Bedrooms: Bedrooms located on the main floor
• Flooring: Laminated flooring
• Bathrooms: One full bathroom; One three-quarter bathroom; Bathtub and shower-in-tub
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: One-level home; All bedrooms on the main floor; Covered front porch; Smoke detector(s); Carbon monoxide detector(s); Card/code access; Automatic gate; Gated community with attendant, guard, and resident manager; Community in-ground gunite spa
• Laundry & utility: Inside laundry room; Washer included; Dryer included; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $130k).
• Cap rate 25.8% vs local median 1.6% in Huntington Beach — 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 (#306 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A-, schools B+; Watch: amenities C-, cost of living F, health & safety F.
• Ocean View (suburban): math 57% / reading 63% proficiency, ranked #207 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.2%/yr); 83 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 37% of the median local income ($123k/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 $899 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 + 2.2% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000

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. Schools are B-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?
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: 2.94% ✓
• Cap rate: 25.83%
• Cash-on-cash: 69.79%
• DSCR: 4.11
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $282,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16222 Monterey Ln #327	0.00mi	3/2.0 (+1)	1,440 (0%)	1mo	$249,900	$174	94
16222 Monterey Ln #337	0.00mi	2/2.0	1,440 (0%)	11mo	$160,000	$111	91
16222 Monterey Ln #151	0.00mi	3/2.0 (+1)	1,456 (+1%)	8mo	$292,000	$201	86
16222 Monterey Ln #210	0.00mi	3/2.0 (+1)	1,500 (+4%)	5mo	$243,000	$162	84
16222 Monterey Ln #80	0.00mi	2/2.0	1,320 (-8%)	7mo	$200,000	$152	80
16222 Monterey #178	0.00mi	3/2.0 (+1)	1,554 (+8%)	3mo	$369,900	$238	80
16222 Monterey Ln #285	0.00mi	3/2.0 (+1)	1,565 (+9%)	4mo	$280,000	$179	77
16222 Monterey Ln #50	0.00mi	2/2.0	1,344 (-7%)	15mo	$200,000	$149	76
16222 Monterey Ln #183	0.00mi	3/2.0 (+1)	1,500 (+4%)	14mo	$336,000	$224	76
16451 Makaha Ln	0.25mi	2/2.0	1,344 (-7%)	7mo	$845,000	$629	72
16222 Monterey Ln #200	0.00mi	3/2.0 (+1)	1,580 (+10%)	18mo	$310,000	$196	64
16444 Bolsa Chica #42	0.64mi	3/2.0 (+1)	1,440 (0%)	13mo	$325,000	$226	54

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 68.4%
• Equity multiple: 4.04×
• Total profit: $110,654
• Equity at exit: $19,383

10-year hold

• IRR: 72.2%
• Equity multiple: 8.07×
• Total profit: $257,439
• Equity at exit: $11,240

Cash invested: $36,400 (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 92649

• Rents YoY: 2.2%
• Active inventory: 83
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $3,817 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$802
• Net cashflow: $2,117

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 40%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4562 Heil Ave Unit 1 Huntington Beach, CA	3.0	2.0	1250	$3,750	$3.00	3d	1	0.37mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	13d	1	0.49mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	1d	1	0.49mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	15d	1	0.49mi
16700 Saybrook Ln Huntington Beach, CA	1.0–2.0	1.0–2.0	1082	$3,670	$3.39	1d	10	0.50mi
4881 Kona Dr Unit A Huntington Beach, CA	3.0	2.5	1300	$3,295	$2.53	10d	1	0.50mi
16682 Algonquin St Huntington Beach, CA	2.0	2.0	1000	$2,695	$2.69	19d	1	0.52mi
16682 Dolores Ln Huntington Beach, CA	2.0	2.5	1700	$3,600	$2.12	10d	1	0.53mi
4922 Edinger Ave Huntington Beach, CA	2.0	2.0	1000	$2,800	$2.80	10d	1	0.54mi
3832 Montego Dr Huntington Beach, CA	3.0	2.5	1826	$5,900	$3.23	16d	1	0.59mi
16701 Lynn Ln Apt C Huntington Beach, CA	2.0	2.0	1000	$2,600	$2.60	10d	1	0.62mi
4881 Vista Dr Unit 3 Huntington Beach, CA	2.0	2.0	902	$3,200	$3.55	2d	1	0.67mi
4675 Twintree Dr Huntington Beach, CA	2.0	1.5	960	$3,495	$3.64	1d	1	0.70mi
5082 Edinger Ave Huntington Beach, CA	3.0	2.0	1278	$4,500	$3.52	1d	1	0.71mi
16592 Jib Cir Unit B Huntington Beach, CA	3.0	2.5	1500	$4,300	$2.87	1d	1	0.74mi
5141 Cheryl Dr Huntington Beach, CA	3.0	1.5	1120	$4,200	$3.75	16d	1	0.75mi
16842 Hoskins Ln Unit A Huntington Beach, CA	3.0	2.0	1072	$3,195	$2.98	3d	1	0.79mi
16862 Lynn Ln Apt E Huntington Beach, CA	2.0	1.0	970	$2,625	$2.71	19d	1	0.79mi
4701 Warner Ave Huntington Beach, CA	1.0–2.0	1.0	870	$2,895	$3.33	1d	4	0.84mi
16941 Hoskins Ln Apt 1 Huntington Beach, CA	2.0	2.0	1255	$3,000	$2.39	21d	1	0.86mi
5192 Robinwood Dr Huntington Beach, CA	3.0	2.0	1232	$5,000	$4.06	1d	1	0.86mi
16082 Schryer Ln Huntington Beach, CA	3.0	2.0	1214	$8,000	$6.59	3d	1	0.90mi
16795 Roosevelt Ln Unit C Huntington Beach, CA	3.0	2.0	1600	$3,900	$2.44	1d	1	0.92mi
3382 Tempe Dr Huntington Beach, CA	2.0	2.5	1658	$6,500	$3.92	1d	1	0.99mi
4021 Aladdin Dr Huntington Beach, CA	3.0	2.5	1496	$7,400	$4.95	1d	1	1.04mi
3312 Tempe Dr Huntington Beach, CA	2.0	2.5	1658	$6,500	$3.92	4d	1	1.06mi
3299 Tempe Dr Huntington Beach, CA	3.0	3.0	1580	$5,950	$3.77	1d	1	1.09mi
16857 Bayview Dr Unit B Sunset Beach, CA	2.0	1.0	900	$3,450	$3.83	1d	1	1.18mi
17181 S Pacific Ave Sunset Beach, CA	2.0	2.0	1422	$6,000	$4.22	12d	1	1.28mi
5681 Mangrum Dr Huntington Beach, CA	3.0	2.0	1132	$4,995	$4.41	1d	1	1.30mi
16862 Coach Ln Huntington Beach, CA	2.0	1.0	1000	$3,500	$3.50	1d	1	1.30mi
2872 Coast Cir #104 Huntington Beach, CA	2.0	2.0	1631	$5,200	$3.19	2d	1	1.45mi

Listing history 10 events

1. 2026-06-18
   days on market $130,000 Active 11 DOM
2. 2026-06-17
   days on market $130,000 Active 10 DOM
3. 2026-06-16
   days on market $130,000 Active 9 DOM
4. 2026-06-15
   days on market $130,000 Active 8 DOM
5. 2026-06-13
   days on market $130,000 Active 6 DOM
6. 2026-06-13
   days on market $130,000 Active 5 DOM
7. 2026-06-10
   days on market $130,000 Active 3 DOM
8. 2026-06-09
   days on market $130,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $130,000 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,801
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$3,664
• − Management: −$3,664
• − Depreciation: −$3,782
• Taxable income: $24,809
• Est. tax owed @ 24.0%: −$5,954
• After-tax cash flow: $19,448/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: Ocean View
• NCES district ID: 0628140
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 63% ▼ -1.00%
• Median HH income: $77,469
• Composite: 55.3/100
• National rank: #2725
• State rank: #207 of 1400 in CA

Livability — Huntington Beach

• Score: 67/100
• State rank: #306
• US rank: #10298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Beach, CA
• County: Orange County · 3,096,323 people
• City population: 194,835
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 35,346
• Household income: $123,257
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1504.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 16% Two or more races 14% Asian 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 6% Other Asian/Pacific 3% 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: ▼ -1153.55%
• Current HPI: 330.6956
• Rent YoY: ▲ 2.17%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-07 Listed $130,000 CRMLS
• 2026-06-05 Listing Removed — CRMLS
• 2026-06-04 Listed $130,000 CRMLS

Property tax history

-1.5%/yr

Latest (2025): $101 · -0.3% YoY. Source: county tax records.