69 Saratoga · Newport Beach, CA 92660

$438,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 44 Days on market

Built 1960 $456/sqft · 30% below area Est $630k · 30% under ↓ 3% since listing

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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 +20.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Just a few steps to Back Bay is this 2 bedroom cabana cottage with peek a boo water views! Walk into this move in ready home through the dutch door into a spacious great room with high ceilings and open kitchen, dining area, plus a fireplace. Lots of wood cabinets in the kitchen area and seating at the counter top bar. As you make your way down the hall to the primary suite you will pass a second bedroom and remodeled bathroom. The primary suite is well sized and has a large walk in closet (photos forthcoming), bathroom with double sinks and separate shower area along with a door leading to the patio area. Step outside into the large patio yard which also has patio, gardening areas plus st

Key facts

• Dutch door
• Spacious great room
• Remodeled bathroom

Tags

• PEEK A BOO WATER VIEWS
• DUTCH DOOR
• SPACIOUS GREAT ROOM
• OPEN KITCHEN
• REMODELED BATHROOM
• LARGE WALK IN CLOSET

Property features AI

Finance

• Other: Manager approval required for multi-unit/park residency; Pets allowed with size limits and breed restrictions (dogs and cats ok)
• Financial info: Land lease (park) with monthly amount of $3,700; Rent includes trash, pool, water and sewer
• HOA & community: Bayside Village park; Association amenities include pool, spa, club house, gym/exercise room, meeting/banquet rooms, picnic and barbecue areas, outdoor cooking area, fire pit, billiard room, dock, and multipurpose/recreational room; Community features include watersports, biking, dog park, street lighting and park

Exterior

• Parking: Attached carport (1 space)
• Security: Resident manager
• Utilities: Electricity on property and connected; Natural gas connected; Water connected (district/public); Public sewer (sewer paid); Cable available
• Home design: Single-story property; Mobile home remains (20' x 48'); Entry on side
• Construction: Vinyl and wood construction materials; Pillar/post/pier foundation
• Exterior features: Patio; Landscaped lot with garden and level/flat terrain; Storage building and shed; Vinyl and wood fencing; Skirted with wood; Marina in community (waterfront feature); Private paved road frontage; Northwest facing; Community heated in-ground pool (fenced)

Interior

• Kitchen: Formica counters; Kitchen open to family room; Garbage disposal; Built-in range; Gas range; Dishwasher; Central water heater
• Bedrooms: Primary suite with primary bathroom; Walk-in closet
• Flooring: Tile flooring; Wood flooring
• Bathrooms: Two full bathrooms; Tile counters; Bathtub and shower (including walk-in shower and shower in tub)
• Heating & cooling: Forced air heating
• Interior features: Built-ins; High ceilings (9+ feet); Open floor plan; Drapes/curtains and blinds; No interior steps; Side entry; One level; Resident manager on site; Community heated in-ground spa
• Laundry & utility: Laundry located in carport

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $438k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $438k).
• Recommended offer: $425k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 0.6% in Newport 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 76/100 on livability (#101 in CA, #3,645 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, employment A+; Watch: health & safety C-, cost of living F.
• Market conditions: Rents rising fast (+4.1%/yr); 154 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 34% of the median local income ($160k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $47k of equity ($3k loan paydown + $44k appreciation (10.0% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 4.1% rent growth), your $123k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($425k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $424,860 (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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $630,000
• List price: $438,000
• Delta: -30.48%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Concord Ln	0.17mi	2/2.0	1,000 (+4%)	14mo	$350,000	$350	73
265 Mayflower	0.10mi	2/2.0	1,100 (+15%)	0mo	$370,000	$336	71
208 Tremont Dr	0.12mi	2/2.0	1,040 (+8%)	16mo	$465,000	$447	67
24 Saratoga #24	0.12mi	2/2.0	1,100 (+15%)	9mo	$850,000	$773	63
205 Tremont Dr	0.15mi	3/2.0 (+1)	1,078 (+12%)	7mo	$649,000	$602	62
72 Saratoga	0.03mi	2/2.0	1,104 (+15%)	20mo	$440,000	$399	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.11% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 3.29×
• Total profit: $280,323
• Equity at exit: $394,585

10-year hold

• IRR: 25.4%
• Equity multiple: 7.59×
• Total profit: $807,818
• Equity at exit: $850,938

Cash invested: $122,640 (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 92660

• Home prices YoY: 3.4%
• Rents YoY: 4.1%
• Active inventory: 154
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $4,558 high
• Mortgage (P&I): −$2,297
• Tax est. 1.5%: −$548 /mo · $6,570/yr
• Insurance: −$182
• HOA: −$0
• Vacancy / Maint / Mgmt: −$957
• Net cashflow: $574

Break-even live

Break-even rent $3,832

Max offer price $438,000

Occupancy floor 82%

Sensitivity live

Price	-10% $877	-5% $725	+0% $574	+5% $423	+10% $271
Rent	-10% $214	-5% $394	+0% $574	+5% $754	+10% $934
Rate	-1.0pp $795	-0.5pp $685	base $574	+0.5pp $461	+1.0pp $345

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: $109,500
• Closing costs: $13,140
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
94 Yorktown Newport Beach, CA	2.0	2.0	1029	$4,250	$4.13	14d	1	0.02mi
200 Promontory Dr W Newport Beach, CA	1.0–2.0	1.0–2.0	996	$5,025	$5.04	0d	22	0.38mi
226 Garnet Ave Newport Beach, CA	1.0	1.0	589	$4,195	$7.12	44d	1	0.67mi
212 Garnet Ave Newport Beach, CA	2.0	2.0	791	$5,900	$7.46	44d	1	0.70mi
120 Garnet Ave Newport Beach, CA	2.0	1.0	850	$5,150	$6.06	44d	1	0.75mi
216 Agate Ave Unit 1/2 Newport Beach, CA	1.0	1.0	767	$4,000	$5.22	44d	1	0.75mi
1728 Bedford Ln Newport Beach, CA	1.0–2.0	1.0–2.0	954	$3,795	$3.98	2d	2	0.76mi
320 Sapphire Ave Newport Beach, CA	2.0	2.0	1000	$4,200	$4.20	3d	1	0.77mi
232 Villa Point Dr Newport Beach, CA	1.0	1.0	851	$4,350	$5.11	25d	1	0.83mi
208 Villa Point Dr Newport Beach, CA	1.0	1.0	774	$3,490	$4.51	44d	1	0.83mi
122 Opal Ave Unit 2 Newport Beach, CA	2.0	1.0	700	$4,750	$6.79	19d	1	0.85mi
312 Saint Andrews Rd Unit B Newport Beach, CA	2.0	1.0	1000	$4,850	$4.85	44d	1	0.86mi
533 Saint Andrews Rd Newport Beach, CA	2.0	1.0	980	$3,800	$3.88	3d	1	0.87mi
1400 Haven Pl Unit 533 Newport Beach, CA	2.0	1.0	980	$3,800	$3.88	3d	1	0.87mi
880 Irvine Ave Newport Beach, CA	2.0	1.0–2.0	704	$3,153	$4.48	0d	91	0.87mi
305 Marine Ave Newport Beach, CA	2.0	1.0	625	$4,000	$6.40	44d	1	0.90mi
207 E Edgewater Ave Newport Beach, CA	2.0	2.0	950	$9,000	$9.47	21d	1	0.91mi
2101 E 15th St #8 Newport Beach, CA	2.0	1.5	1025	$4,350	$4.24	44d	1	0.93mi
1510 Abalone Pl Newport Beach, CA	1.0	1.0	750	$3,500	$4.67	44d	1	0.94mi
307 Anade Ave Newport Beach, CA	2.0	2.0	1100	$4,750	$4.32	44d	1	0.99mi
114 Onyx Ave Newport Beach, CA	3.0	2.0	1050	$6,750	$6.43	44d	1	1.02mi
206 Adams St #1 Newport Beach, CA	3.0	3.0	1065	$9,000	$8.45	3d	1	1.04mi
618 W Balboa Blvd Newport Beach, CA	2.0	1.0	780	$4,195	$5.38	44d	1	1.08mi
5100 Colony Plz Newport Beach, CA	1.0–2.0	1.0–2.0	1316	$6,435	$4.89	0d	10	1.14mi
1581 Tustin Ave Costa Mesa, CA	2.0	2.0	1100	$5,400	$4.91	19d	1	1.16mi
384 16th Pl Unit B Costa Mesa, CA	2.0	1.0	1015	$4,400	$4.33	44d	1	1.18mi
1 Park Newport Newport Beach, CA	3.0	1.0–2.5	1013	$4,290	$4.23	0d	115	1.20mi
1114 W Balboa Blvd Unit 1114 Newport Beach, CA	2.0	1.0	800	$3,850	$4.81	25d	1	1.24mi
1741 Tustin Ave #49 Costa Mesa, CA	2.0	2.0	1044	$4,000	$3.83	44d	1	1.24mi
1144 W Balboa Blvd Unit A1 Newport Beach, CA	2.0	1.0	1100	$6,500	$5.91	25d	1	1.26mi
1144 W Balboa Blvd Unit A Newport Beach, CA	2.0	1.0	1100	$4,750	$4.32	25d	1	1.26mi
393 Broadway Costa Mesa, CA	1.0	1.0	590	$2,995	$5.08	25d	1	1.28mi
1000 San Joaquin Plz Newport Beach, CA	1.0–3.0	1.0–2.0	1146	$6,998	$6.10	0d	32	1.29mi
1312 W Balboa Blvd Newport Beach, CA	1.0	1.0	600	$2,675	$4.46	3d	1	1.34mi
1597 San Bernardino Pl Costa Mesa, CA	2.0	1.0	900	$4,500	$5.00	20d	1	1.34mi
2530 W Coast Hwy Newport Beach, CA	2.0	2.0	1015	$4,800	$4.73	8d	1	1.36mi
1338 W Balboa Blvd Unit 4 Newport Beach, CA	1.0	1.0	615	$2,595	$4.22	44d	1	1.36mi
313 W 17th St Costa Mesa, CA	1.0–2.0	1.0	750	$4,225	$5.63	7d	7	1.37mi
326 Rochester St Unit 326B Costa Mesa, CA	3.0	2.0	900	$3,945	$4.38	45d	1	1.37mi
1411 W Bay Ave Newport Beach, CA	2.0	1.0	815	$4,250	$5.21	14d	1	1.38mi

Listing history 15 events

1. 2026-06-18
   days on market $438,000 Active 44 DOM
2. 2026-06-17
   days on market $438,000 Active 43 DOM
3. 2026-06-16
   days on market $438,000 Active 42 DOM
4. 2026-06-15
   days on market $438,000 Active 41 DOM
5. 2026-06-13
   days on market $438,000 Active 39 DOM
6. 2026-06-13
   pricedays on market $438,000 Active 38 DOM
7. 2026-06-09
   days on market $450,000 Active 35 DOM
8. 2026-06-08
   days on market $450,000 Active 34 DOM
9. 2026-06-07
   days on market $450,000 Active 33 DOM
10. 2026-06-04
    days on market $450,000 Active 30 DOM
11. 2026-06-03
    days on market $450,000 Active 29 DOM
12. 2026-06-02
    days on market $450,000 Active 28 DOM
13. 2026-06-01
    days on market $450,000 Active 27 DOM
14. 2026-05-31
    days on market $450,000 Active 26 DOM
15. 2026-05-05
    listed $450,000 Active 1333-char remark

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥82°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,698
• − Mortgage interest: −$24,535
• − Property taxes: −$6,570
• − Insurance: −$2,190
• − Repairs & maintenance: −$4,376
• − Management: −$4,376
• − Depreciation: −$12,742
• Taxable loss: −$90
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $6,910/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)

No district data.

Livability — Newport Beach

• Score: 76/100
• State rank: #101
• US rank: #3645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport Beach, CA
• County: Orange County · 3,096,323 people
• City population: 83,845
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 34,890
• Household income: $159,564
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2633.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 10% Hispanic / Latino 10% Asian 9% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 5% Other Indo-European 5% Chinese 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: ▲ 17.65%
• Current HPI: 537.8751
• Rent YoY: ▲ 4.11%
• 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

-2.7% since first listed

2 events — show timeline

• 2026-06-11 Price Changed $438,000 CRMLS
• 2026-05-05 Listed $450,000 CRMLS

Property tax history

+1.8%/yr

Latest (2025): $161 · +1.6% YoY. Source: county tax records.