139 La Burnum Ln #139 · Fountain Valley, CA 92708

$159,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 7 Days on market

Built 1981 1,500 sqft lot Est $160k · at est.

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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 +7.8/15.0
• Schools +6.5/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION!!! Ready to move in. Near Fountain Valley High school, shopping centers. 12 minutes away from Phuc Loc Tho. The 3rd bedroom has already been added. There is still more room to add a 4th bedroom. SOLD AS-IS. Buyer and Buyer agent are responsible to verify all information.

Key facts

• 1,500 sq ft lot
• Built 1981
• Listed 7 days

Tags

• NEAR SHOPPING CENTERS

Property features AI

Finance

• Other: Accessibility features noted (see remarks); Lot density approx. 36-40 units/acre; Year built source: Builder; Total stories: 1
• Financial info: Land lease of $2,700 per month (park provided)
• HOA & community: Part of an association; Community sidewalks; Park name: Fountain Valley; Manager approval required for move-in; Pets allowed with breed restrictions

Exterior

• Parking: Private parking; Located in Fountain Valley park (access via city streets, maintained road frontage)
• Security: Carbon monoxide detector(s)
• Utilities: Standard electric service; Natural gas connected; Electricity connected; Other water source; Other sewer
• Home design: Single-story home; Entry at main door; Mobile home dimensions approx. 24' x 56'; Mobile home remains; Clay roof
• Construction: Frame construction with drywall walls; Other construction elements; Frame skirt; Pier jacks foundation
• Exterior features: Guest house on property; Patio; TV antenna; No fencing; Flow control water conservation; Recycled materials used; Wind energy generation; Energy-efficient doors

Interior

• Kitchen: Gas & Electric range; Utility sink
• Bedrooms: All bedrooms on main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; Bathtub
• Heating & cooling: Central furnace (heating)
• Interior features: Granite counters; Panel doors; Energy Star windows; Carbon monoxide detector(s)
• Laundry & utility: Washer/dryer hookup with gas dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $159k).
• Cap rate 20.5% vs local median 2.0% in Fountain Valley — 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 64/100 on livability (#403 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime B; Watch: commute F, cost of living F, health & safety 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.
• Zoned schools: Fountain Valley High (math 80% / reading 94%, grade A, #21 of 1,170 statewide, top 2%, 3,180 students, 49% FRL).
• Zoned-school proficiency averages 87% at this address vs 74% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Huntington Beach Union High average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.1%/yr); 57 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 39% of the median local income ($115k/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 $1k of loan paydown is wiped out by about $5k 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 + 3.1% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $20k; list at $159k implies a 699% 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 $159,000

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 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?
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: 2.37% ✓
• Cap rate: 20.46%
• Cash-on-cash: 50.61%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $159,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Road Runner	0.09mi	3/2.0 (+1)	1,344 (0%)	3mo	$87,000	$65	88
101 Myna Ln	0.25mi	2/2.0	1,334 (-1%)	8mo	$159,000	$119	80
130 Sumac Ln	0.09mi	3/2.0 (+1)	1,240 (-8%)	9mo	$148,000	$119	70
203 Parrot Ln	0.16mi	3/2.0 (+1)	1,440 (+7%)	8mo	$170,000	$118	69
310 Magpie	0.29mi	3/2.0 (+1)	1,440 (+7%)	2mo	$195,000	$135	68
209 Road Runner	0.12mi	3/2.0 (+1)	1,512 (+12%)	2mo	$165,000	$109	67
715 Catalpa Ln	0.39mi	2/2.0	1,440 (+7%)	6mo	$125,000	$87	65
108 Pigeon Ln	0.16mi	3/2.0 (+1)	1,512 (+12%)	5mo	$170,000	$112	63
411 Gold Finch Ln	0.34mi	3/2.0 (+1)	1,506 (+12%)	1mo	$240,000	$159	58
907 Ironwood	0.46mi	3/2.0 (+1)	1,200 (-11%)	2mo	$235,000	$196	54
302 Magpie Ln	0.29mi	3/2.0 (+1)	1,520 (+13%)	14mo	$265,000	$174	48
701 Catalpa Ln	0.39mi	3/2.0 (+1)	1,545 (+15%)	15mo	$252,500	$163	39

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 48.5%
• Equity multiple: 3.12×
• Total profit: $94,326
• Equity at exit: $23,707

10-year hold

• IRR: 54.2%
• Equity multiple: 6.35×
• Total profit: $238,218
• Equity at exit: $13,747

Cash invested: $44,520 (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 92708

• Rents YoY: 3.1%
• Active inventory: 57
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $3,767 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$791
• Net cashflow: $1,877

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 45%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18131 S 3rd St Fountain Valley, CA	3.0	2.0	1254	$5,000	$3.99	1d	1	0.19mi
9213 El Tango Cir Fountain Valley, CA	3.0	3.0	1670	$4,800	$2.87	1d	1	0.31mi
9595 Toucan Ave Fountain Valley, CA	3.0	2.5	1548	$4,200	$2.71	16d	1	0.35mi
18236 Sanmian Ct Fountain Valley, CA	3.0	3.0	1690	$4,100	$2.43	21d	1	0.53mi
8579 Volga River Cir Fountain Valley, CA	3.0	2.0	1425	$3,500	$2.46	24d	1	0.69mi
9580 El Rey Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	908	$3,469	$3.82	1d	10	0.79mi
18341 Gum Tree Ln Huntington Beach, CA	3.0	2.5	1658	$4,500	$2.71	2d	1	0.88mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	15d	1	1.05mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	16d	1	1.05mi
17375 Brookhurst St Fountain Valley, CA	1.0–2.0	1.0	860	$2,720	$3.16	1d	5	1.05mi
8402 Slater Ave Huntington Beach, CA	2.0	1.0	900	$3,200	$3.56	1d	1	1.06mi
18229 Olympic Ct Fountain Valley, CA	3.0	2.0	1144	$4,300	$3.76	1d	1	1.07mi
17025 Buttonwood St Fountain Valley, CA	3.0	2.0	1805	$4,999	$2.77	10d	1	1.20mi
17570 Van Buren Ln Huntington Beach, CA	3.0	2.5	1269	$3,950	$3.11	1d	1	1.21mi
19343 McLaren Ln Huntington Beach, CA	3.0	2.0	1654	$4,000	$2.42	24d	1	1.22mi
19282 Salmon Ln Huntington Beach, CA	2.0	1.0	896	$4,500	$5.02	1d	1	1.24mi
9440 Clover Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	863	$2,718	$3.15	1d	4	1.24mi
18671 Libra Cir Apt 3 Huntington Beach, CA	2.0	2.0	900	$2,500	$2.78	3d	1	1.29mi
18661 Libra Cir Apt 3 Huntington Beach, CA	2.0	2.0	900	$2,500	$2.78	15d	1	1.29mi
7881 Beachpoint Cir Unit BD19 Huntington Beach, CA	2.0	2.0	1006	$3,225	$3.21	14d	1	1.30mi
17610 Cameron Ln Unit H Huntington Beach, CA	2.0	2.5	1020	$2,700	$2.65	1d	1	1.32mi
8945 Riverbend Dr Huntington Beach, CA	1.0–2.0	1.0–2.0	772	$3,574	$4.63	1d	3	1.33mi
8072 Constantine Dr Unit A Huntington Beach, CA	3.0	2.0	1200	$3,295	$2.75	15d	1	1.37mi
10441 Slater Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	911	$3,167	$3.48	1d	23	1.38mi
7882 Orchid Dr Huntington Beach, CA	3.0	2.5	1868	$4,995	$2.67	10d	1	1.38mi
10636 La Perla Ave Unit A Fountain Valley, CA	2.0	2.0	935	$3,150	$3.37	1d	1	1.38mi
7891 Ellis Ave Huntington Beach, CA	2.0	1.0	1000	$2,800	$2.80	1d	1	1.39mi
7901 Newman Ave Apt C Huntington Beach, CA	2.0	2.0	900	$2,425	$2.69	1d	1	1.42mi
7811 Talbert Ave Huntington Beach, CA	2.0	1.0	950	$2,969	$3.13	1d	1	1.44mi
8081 Holland Dr Huntington Beach, CA	1.0–2.0	1.0	790	$2,878	$3.64	1d	9	1.46mi
17972 Baron Cir Unit 4 Huntington Beach, CA	2.0	1.0	876	$2,695	$3.08	1d	1	1.48mi
10244 Warner Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	861	$3,279	$3.81	1d	22	1.48mi
7822 Newman Ave Unit B Huntington Beach, CA	2.0	1.5	950	$2,500	$2.63	1d	1	1.49mi

Listing history 8 events

1. 2026-06-18
   days on market $159,000 Active 7 DOM
2. 2026-06-17
   days on market $159,000 Active 6 DOM
3. 2026-06-16
   days on market $159,000 Active 5 DOM
4. 2026-06-15
   remarks 280-char remark
5. 2026-06-15
   days on market $159,000 Active 4 DOM
6. 2026-06-13
   days on market $159,000 Active 2 DOM
7. 2026-06-13
   remarks 279-char remark
8. 2026-06-13
   listed $159,000 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥86°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,210
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$3,617
• − Management: −$3,617
• − Depreciation: −$4,625
• Taxable income: $21,264
• Est. tax owed @ 24.0%: −$5,103
• After-tax cash flow: $17,426/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 — Fountain Valley

• Score: 64/100
• State rank: #403
• US rank: #13744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountain Valley, CA
• County: Orange County · 3,096,323 people
• City population: 56,258
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 56,258
• Household income: $115,237
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1924.0

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% Asian 37% Hispanic / Latino 17% Two or more races 13% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 32% · Vietnam, Canada, China
• Languages at home: 54% English-only · Vietnamese 22% Spanish 10% Arabic 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: ▼ -928.61%
• Current HPI: 462.4337
• Rent YoY: ▲ 3.12%
• 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

+278.6% since first listed

6 events — show timeline

• 2026-06-11 Listed $159,000 CRMLS
• 2013-02-05 Sold (MLS) $19,900 CRMLS
• 2012-12-03 Listed $19,900 CRMLS
• 2012-11-21 Listing Removed — CRMLS
• 2012-11-16 Price Changed $19,900 CRMLS
• 2012-09-24 Listed $42,000 CRMLS