8200 Bolsa Ave #103 · Midway City, CA 92655

$99,595

3 bd · 2.0 ba · 944 sqft · Manufactured · 125 Days on market

Built 1999 Est $160k · 38% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in a quiet, all-ages community, this 3-bedroom, 2-bath mobile home has fantastic potential! Ready for updates, it gives you the chance to make it your own. Enjoy a spacious backyard, close to schools, shopping, and everyday conveniences. An ideal opportunity for anyone looking for an affordable home with room to grow and personalize.

Key facts

• Close to schools
• Spacious backyard
• Close to shopping

Tags

• SPACIOUS BACKYARD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Park name: Del Prado Bolsa; Manager approval required; Pets allowed
• Financial info: Monthly land lease of $2,457 (park-managed)
• HOA & community: Park community features; Rent includes trash, pool, sewer

Exterior

• Parking: Carport (2 spaces)
• Utilities: District/public water; Sewer or septic (unknown)
• Home design: Mobile home (doublewide); Model 1L6442; Single-story; Mobile home remains on site; Repairs cosmetic
• Construction: Pier jacks foundation
• Exterior features: Shingle roof; Wood fencing; Patio; Community pool; Wood skirting; Back yard

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: One-level home; Entry on main level; Community spa
• Laundry & utility: Inside laundry; Electric dryer hookup; Gas and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $88k (12.0% 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.
• Zoned schools: Westminster High (math 51% / reading 68%, grade C+, #205 of 1,170 statewide, top 19%, 2,637 students, 87% FRL).
• Zoned-school proficiency averages 60% at this address vs 74% district-wide (-14 pts) — the specific schools serving this property underperform the Huntington Beach Union High average; the district grade overstates school quality for this exact location.
• Market conditions: 15 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $11k of equity ($688 loan paydown + $10k 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 $28k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $87,643 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% 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: 3.06% ✓
• Cap rate: 28.34%
• Cash-on-cash: 78.75%
• DSCR: 4.50
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $160,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15621 Beach Blvd. #121	0.68mi	2/2.0 (-1)	960 (+2%)	8mo	$170,000	$177	54
15621 Beach Blvd #160	0.68mi	2/1.0 (-1)	968 (+2%)	2mo	$80,000	$83	53
15621 BEACH Blvd #23	0.68mi	2/2.0 (-1)	1,040 (+10%)	2mo	$105,000	$101	45
15621 Beach Blvd #115	0.68mi	2/2.0 (-1)	1,060 (+12%)	5mo	$180,000	$170	38

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: 88.8%
• Equity multiple: 7.12×
• Total profit: $170,781
• Equity at exit: $89,723

10-year hold

• IRR: 83.5%
• Equity multiple: 15.75×
• Total profit: $411,222
• Equity at exit: $193,491

Cash invested: $27,887 (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: 2.7×

Monthly cashflow live

• Estimated rent: $3,052 high
• Mortgage (P&I): −$522
• Tax from tax record: −$18 /mo · $211/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $1,830

Break-even live

Break-even rent $736

Max offer price $99,595

Occupancy floor 35%

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: $24,899
• Closing costs: $2,988
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8041 Worthy Dr Westminster, CA	2.0	1.0	900	$2,700	$3.00	1d	1	0.53mi
15200 Magnolia St Westminster, CA	1.0–2.0	1.0	762	$2,675	$3.51	2d	2	0.81mi
14332 Joyce Ave Westminster, CA	3.0	2.0	1100	$3,890	$3.54	1d	1	0.99mi
8400 Edinger Ave Huntington Beach, CA	2.0	1.0–2.0	778	$3,007	$3.87	1d	13	1.00mi
7861 14th St Unit C Westminster, CA	2.0	2.0	925	$2,800	$3.03	1d	1	1.02mi
16121 Malaga Ln Unit D Huntington Beach, CA	2.0	2.0	1000	$2,800	$2.80	1d	1	1.02mi
7861 14th St Westminster, CA	2.0	2.0	1025	$2,700	$2.63	2d	1	1.02mi
15100 Moran St Westminster, CA	1.0–2.0	1.0–2.0	1204	$3,847	$3.19	2d	8	1.04mi
7400 Center Ave Huntington Beach, CA	2.0	1.0–2.0	990	$4,119	$4.16	1d	1	1.08mi
7521 Edinger Ave Huntington Beach, CA	3.0	1.0–2.0	1035	$4,315	$4.17	1d	23	1.08mi
7942 Stark Dr Huntington Beach, CA	2.0	2.0	1000	$2,495	$2.50	15d	1	1.11mi
7643 14th St Westminster, CA	2.0	2.0	1002	$3,250	$3.24	1d	1	1.13mi
7461 Edinger Ave Huntington Beach, CA	2.0	1.0–2.0	1031	$4,325	$4.19	1d	26	1.15mi
16162 Sher Ln Huntington Beach, CA	1.0–3.0	1.0–1.5	1090	$2,825	$2.59	1d	9	1.16mi
7891 Holt Dr Unit 03 Huntington Beach, CA	2.0	1.0	850	$2,295	$2.70	19d	1	1.17mi
8631 Westminster Ave Garden Grove, CA	1.0–2.0	1.0	660	$2,489	$3.77	1d	9	1.21mi
7661 Baylor Dr Westminster, CA	1.0–2.0	1.0	787	$2,400	$3.05	1d	2	1.22mi
7601 Amazon Dr Unit 2 Huntington Beach, CA	2.0	2.0	1000	$2,650	$2.65	1d	1	1.26mi
14523 Ontario Dr Westminster, CA	2.0	2.0	750	$2,600	$3.47	43d	1	1.27mi
7912 Glencoe Dr Huntington Beach, CA	3.0	1.0	1100	$3,900	$3.55	1d	1	1.34mi
7290 Edinger Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	941	$3,824	$4.06	1d	19	1.36mi
8810 Hewitt Pl #22 Garden Grove, CA	2.0	2.5	1025	$3,200	$3.12	1d	1	1.37mi
13920 Hoover St Westminster, CA	2.0	1.0–2.0	645	$3,031	$4.70	1d	11	1.38mi
15596 Dawson Ln Huntington Beach, CA	3.0	2.0	1000	$3,600	$3.60	1d	1	1.46mi
7012 Main St Westminster, CA	1.0–2.0	1.0	812	$2,395	$2.95	11d	5	1.49mi
7012 Main St Unit 7042-11 Westminster, CA	2.0	1.0	900	$2,395	$2.66	1d	1	1.50mi
7012 Main St Unit 7022-16 Westminster, CA	2.0	1.0	900	$2,395	$2.66	7d	1	1.50mi
7012 Main St Unit 7042-06 Westminster, CA	2.0	1.0	900	$2,395	$2.66	17d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $99,595 Active 125 DOM
2. 2026-06-17
   days on market $99,595 Active 124 DOM
3. 2026-06-16
   days on market $99,595 Active 123 DOM
4. 2026-06-15
   days on market $99,595 Active 122 DOM
5. 2026-06-13
   days on market $99,595 Active 120 DOM
6. 2026-06-13
   days on market $99,595 Active 119 DOM
7. 2026-06-09
   days on market $99,595 Active 116 DOM
8. 2026-06-08
   days on market $99,595 Active 115 DOM
9. 2026-06-07
   days on market $99,595 Active 114 DOM
10. 2026-06-04
    days on market $99,595 Active 111 DOM
11. 2026-06-03
    days on market $99,595 Active 110 DOM
12. 2026-06-02
    days on market $99,595 Active 109 DOM
13. 2026-06-01
    days on market $99,595 Active 108 DOM
14. 2026-05-31
    days on market $99,595 Active 107 DOM
15. 2026-05-16
    price $99,595
16. 2026-05-06
    status Active
17. 2026-04-13
    status Pending Sale
18. 2026-01-21
    listed $120,000 Active
19. 2008-10-31
    historical
20. 2008-07-26
    listed $39,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $211 · $18/mo
• Projected year-2 tax: $757 · $63/mo
• Expected delta: +$546/yr (+$46/mo · 259.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $36,629
• − Mortgage interest: −$5,579
• − Property taxes: −$211
• − Insurance: −$498
• − Repairs & maintenance: −$2,930
• − Management: −$2,930
• − Depreciation: −$2,897
• Taxable income: $21,584
• Est. tax owed @ 24.0%: −$5,180
• After-tax cash flow: $16,781/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

+149.6% since first listed

6 events — show timeline

• 2026-05-16 Price Changed $99,595 CRMLS
• 2026-05-06 Relisted — CRMLS
• 2026-04-13 Pending — CRMLS
• 2026-01-21 Listed $120,000 CRMLS
• 2008-10-31 Listing Removed — CRMLS
• 2008-07-26 Listed $39,900 CRMLS

Property tax history

-3.4%/yr

Latest (2025): $211 · -0.8% YoY. Source: county tax records.