15141 beach #51 · Midway City, CA 92655

$175,000

2 bd · 2.0 ba · 800 sqft · Manufactured · 61 Days on market

Built 2019

---

Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2 bedroom 2 bath * * * island kitchen * * * quartz counters * * * beautifully remodeled * * * all-ages community

Key facts

• Quartz counters
• Island kitchen
• Community pool

Tags

• ISLAND KITCHEN
• QUARTZ COUNTERS

Property features AI

Finance

• Other: Manager approval required for multi-unit park; Pet policy: contact manager
• HOA & community: Located in a suburban community; Park land lease of $2,000 per month (park-managed)

Exterior

• Parking: Park located in La Charteau
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home (20' x 40'); Mobile home remains on property; Living area estimated
• Construction: Year built (estimated)
• Exterior features: Community pool; Level-with-street lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Entry at ground level
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $924 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#624 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+; Watch: crime D+, amenities D, employment 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.
• Market conditions: 15 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 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 $97k; list at $175k implies a 80% gain — meaningful room to come down on a strong offer.

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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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. Crime grade is D 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?
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: 1.54% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.63%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $68,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15141 Beach Blvd #39	0.00mi	2/1.0	780 (-2%)	6mo	$62,000	$79	86
15621 beach Blvd #80	0.44mi	2/2.0	800 (0%)	0mo	$68,000	$85	79

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 4.15×
• Total profit: $154,202
• Equity at exit: $157,654

10-year hold

• IRR: 35.6%
• Equity multiple: 9.32×
• Total profit: $407,899
• Equity at exit: $339,987

Cash invested: $49,000 (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 92655

• Home prices YoY: 11.1%
• Active inventory: 15
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,701 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $924

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 61%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7780 Bolsa Ave Midway City, CA	1.0	1.0	576	$2,450	$4.25	1d	1	0.21mi
15421 Van Buren St Midway City, CA	1.0	1.0	600	$2,300	$3.83	17d	1	0.35mi
15421 Van Buren St Midway City, CA	1.0	1.0	600	$2,300	$3.83	1d	3	0.35mi
8041 Worthy Dr Westminster, CA	2.0	1.0	900	$2,700	$3.00	1d	1	0.46mi
7400 Center Ave Huntington Beach, CA	2.0	1.0–2.0	990	$4,119	$4.16	1d	1	0.79mi
7521 Edinger Ave Huntington Beach, CA	3.0	1.0–2.0	1035	$3,703	$3.58	1d	23	0.82mi
14332 Joyce Ave Westminster, CA	3.0	2.0	1100	$3,890	$3.54	1d	1	0.89mi
8131 San Angelo Dr Huntington Beach, CA	1.0	1.0	725	$2,150	$2.97	1d	1	0.89mi
7461 Edinger Ave Huntington Beach, CA	2.0	1.0–2.0	1031	$4,325	$4.19	1d	26	0.90mi
16121 Malaga Ln Unit D Huntington Beach, CA	2.0	2.0	1000	$2,800	$2.80	1d	1	0.98mi
16162 Sher Ln Huntington Beach, CA	1.0–3.0	1.0–1.5	1090	$2,522	$2.31	1d	9	0.99mi
7942 Stark Dr Huntington Beach, CA	2.0	2.0	1000	$2,495	$2.50	15d	1	1.01mi
7861 14th St Unit C Westminster, CA	2.0	2.0	925	$2,800	$3.03	1d	1	1.02mi
7861 14th St Westminster, CA	2.0	2.0	1025	$2,700	$2.63	3d	1	1.02mi
7792 15th St Westminster, CA	1.0	1.0	950	$2,400	$2.53	3d	1	1.05mi
7891 Holt Dr Unit 03 Huntington Beach, CA	2.0	1.0	850	$2,295	$2.70	19d	1	1.05mi
7643 14th St Westminster, CA	2.0	2.0	1002	$3,250	$3.24	1d	1	1.05mi
8400 Edinger Ave Huntington Beach, CA	2.0	1.0–2.0	778	$3,007	$3.87	1d	13	1.05mi
7601 Amazon Dr Unit 2 Huntington Beach, CA	2.0	2.0	1000	$2,650	$2.65	1d	1	1.06mi
8142 La Paz Dr Unit 8 Huntington Beach, CA	1.0	1.0	725	$1,950	$2.69	19d	1	1.06mi
8142 La Paz Dr Unit 7 Huntington Beach, CA	1.0	1.0	725	$1,950	$2.69	10d	1	1.06mi
8211 San Angelo Dr Huntington Beach, CA	1.0	1.0	612	$2,455	$4.01	1d	5	1.06mi
7290 Edinger Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	941	$3,824	$4.06	1d	19	1.09mi
15596 Dawson Ln Huntington Beach, CA	3.0	2.0	1000	$3,600	$3.60	1d	1	1.11mi
15200 Magnolia St Westminster, CA	1.0–2.0	1.0	762	$2,675	$3.51	2d	2	1.15mi
7661 Baylor Dr Westminster, CA	1.0–2.0	1.0	787	$2,400	$3.05	1d	2	1.15mi
15611 Highcliff St Westminster, CA	1.0	1.0	550	$1,995	$3.63	44d	1	1.18mi
7912 Glencoe Dr Huntington Beach, CA	3.0	1.0	1100	$3,900	$3.55	1d	1	1.23mi
7012 Main St Westminster, CA	1.0–2.0	1.0	812	$2,395	$2.95	11d	5	1.26mi
8402 Westminster Blvd Westminster, CA	1.0	1.0	625	$1,695	$2.71	1d	1	1.27mi
7012 Main St Unit 7042-11 Westminster, CA	2.0	1.0	900	$2,395	$2.66	1d	1	1.27mi
7012 Main St Unit 7032-02 Westminster, CA	1.0	1.0	725	$1,995	$2.75	7d	1	1.27mi
7012 Main St Unit 7042-06 Westminster, CA	2.0	1.0	900	$2,395	$2.66	17d	1	1.27mi
7012 Main St Unit 7022-16 Westminster, CA	2.0	1.0	900	$2,395	$2.66	7d	1	1.27mi
7012 Main St Unit 7042-04 Westminster, CA	1.0	1.0	725	$1,995	$2.75	1d	1	1.27mi
13920 Hoover St Westminster, CA	2.0	1.0–2.0	645	$3,031	$4.70	1d	11	1.30mi
15100 Moran St Westminster, CA	1.0–2.0	1.0–2.0	1204	$3,847	$3.19	2d	8	1.39mi
14051 Locust St Unit 201 Westminster, CA	2.0	2.5	1019	$3,127	$3.07	15d	1	1.39mi
8631 Westminster Ave Garden Grove, CA	1.0–2.0	1.0	660	$2,489	$3.77	1d	9	1.41mi

Listing history 24 events

1. 2026-06-18
   days on market $175,000 Active 61 DOM
2. 2026-06-17
   days on market $175,000 Active 60 DOM
3. 2026-06-16
   days on market $175,000 Active 59 DOM
4. 2026-06-15
   days on market $175,000 Active 58 DOM
5. 2026-06-13
   days on market $175,000 Active 56 DOM
6. 2026-06-13
   days on market $175,000 Active 55 DOM
7. 2026-06-09
   days on market $175,000 Active 52 DOM
8. 2026-06-08
   days on market $175,000 Active 51 DOM
9. 2026-06-07
   days on market $175,000 Active 50 DOM
10. 2026-06-04
    days on market $175,000 Active 47 DOM
11. 2026-06-03
    days on market $175,000 Active 46 DOM
12. 2026-06-02
    days on market $175,000 Active 45 DOM
13. 2026-06-01
    days on market $175,000 Active 44 DOM
14. 2026-05-31
    days on market $175,000 Active 43 DOM
15. 2026-04-18
    listed $175,000 Active
16. 2024-02-29
    historical
17. 2023-08-30
    listed $179,900 Active
18. 2020-08-17
    soldstatus $97,000 Closed Sale
19. 2019-11-12
    listed $99,900 Active
20. 2019-11-12
    historical
21. 2019-11-01
    price $99,900
22. 2019-10-18
    price $104,900
23. 2019-09-06
    price $109,900
24. 2019-08-08
    listed $119,900 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥87°F today · 23 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: $32,406
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$5,091
• Taxable income: $8,828
• Est. tax owed @ 24.0%: −$2,119
• After-tax cash flow: $8,970/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 — Midway City

• Score: 59/100
• State rank: #624
• US rank: #19816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midway City, CA
• City population: 8,101
• Population (ZIP): 8,101

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 0.66)
• Race & ethnicity: Asian 44% Hispanic / Latino 35% White 16% Two or more races 9% Native American 2%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 49% · Vietnam, Canada, China
• Languages at home: 28% English-only · Vietnamese 39% Spanish 26% 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: ▲ 97.88%
• Current HPI: 980.41
• Rent YoY: —
• Metro: —
• 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

+46.0% since first listed

10 events — show timeline

• 2026-04-18 Listed $175,000 CRMLS
• 2024-02-29 Listing Removed — CRMLS
• 2023-08-30 Listed $179,900 CRMLS
• 2020-08-17 Sold (MLS) $97,000 CRMLS
• 2019-11-12 Listing Removed — CRMLS
• 2019-11-12 Listed $99,900 CRMLS
• 2019-11-01 Price Changed $99,900 CRMLS
• 2019-10-18 Price Changed $104,900 CRMLS
• 2019-09-06 Price Changed $109,900 CRMLS
• 2019-08-08 Listed $119,900 CRMLS

Property tax history

-0.2%/yr

Latest (2025): $62 · -0.8% YoY. Source: county tax records.