15141 Beach Blvd #43 · Midway City, CA 92655

$90,000

2 bd · 1.0 ba · 640 sqft · Manufactured · 26 Days on market

Built 1978 Est $90k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.6/15.0
• 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 Bedrooms/ 1 Bathrooms * Approximately 640 sqft. * Spacious living room w/ high ceiling * Granite kitchen countertops & newer cabinets & SS appliances * Central heating * Laminate flooring throughout * New exterior paint * Double pane windows * Washer, dryer, & refrigerator included

Key facts

• Parking
• Built 1978
• Listed 26 days

Property features AI

Finance

• Other: Access via paved city streets; Subdivision listed as Other (Le Chateau Estates)
• Financial info: Land lease applies ($2,100 monthly)
• HOA & community: Located in Le Chateau Estates mobile home park; Community features include street lighting; Park may require manager approval; Pets allowed with restrictions (call; breed restrictions)

Exterior

• Parking: Assigned paved parking; One uncovered parking space
• Security: Carbon monoxide detector(s); Smoke detector
• Utilities: Public/district water; Public sewer; Electricity available and connected; Natural gas available and connected; Water, sewer, and electricity connected
• Home design: Mobile home remains on site (20' x 32'); Single-story; Turnkey, updated/remodeled condition; Entry located at side door; Entry level: 1
• Construction: Masonite and brick veneer exterior; Pillar/post/pier foundation with pier jacks; Year built per public records
• Exterior features: Shingle roof; Rain gutters; One shed on property; No fencing; Skirt finished with brick and masonite; Lot is level/flat

Interior

• Kitchen: Remodeled kitchen with granite counters; Gas range and gas oven; Range/stove hood; Refrigerator; Garbage disposal; Gas water heater
• Bedrooms: Primary suite (on main level)
• Flooring: Laminated flooring
• Bathrooms: Remodeled bathroom with bathtub and shower-in-tub; Quartz counters
• Heating & cooling: Central cooling; Central furnace heating (natural gas)
• Interior features: Recessed lighting; Cathedral/vaulted ceilings; Sliding glass doors; Panel doors; Granite counters; Double-pane windows with blinds; Carbon monoxide and smoke detectors; Exhaust fan(s)
• Laundry & utility: Inside laundry; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $89k (1.5% 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; 22 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 $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($89k) 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.82% ✓
• Cap rate: 24.70%
• Cash-on-cash: 65.75%
• DSCR: 3.93
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $90,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15141 Beach Blvd Spc 28	0.00mi	2/1.0	640 (0%)	13mo	$90,000	$141	89
15141 Beach Blvd, Space 40	0.00mi	2/1.0	640 (0%)	16mo	$72,000	$113	86

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: 77.2%
• Equity multiple: 6.44×
• Total profit: $136,991
• Equity at exit: $81,079

10-year hold

• IRR: 71.3%
• Equity multiple: 14.27×
• Total profit: $334,339
• Equity at exit: $174,850

Cash invested: $25,200 (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: 3.0×

Monthly cashflow live

• Estimated rent: $2,535 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $1,381

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 41%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	1d	3	0.35mi
15421 Van Buren St Midway City, CA	1.0	1.0	600	$2,300	$3.83	16d	1	0.35mi
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
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
16162 Sher Ln Huntington Beach, CA	1.0–3.0	1.0–1.5	1090	$2,522	$2.31	1d	9	0.99mi
8400 Edinger Ave Huntington Beach, CA	2.0	1.0–2.0	778	$3,007	$3.87	1d	13	1.05mi
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
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	43d	1	1.18mi
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 7042-04 Westminster, CA	1.0	1.0	725	$1,995	$2.75	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
13920 Hoover St Westminster, CA	2.0	1.0–2.0	645	$3,031	$4.70	1d	11	1.30mi
8631 Westminster Ave Garden Grove, CA	1.0–2.0	1.0	660	$2,489	$3.77	1d	9	1.41mi

Listing history 16 events

1. 2026-06-18
   days on market $90,000 Active 26 DOM
2. 2026-06-17
   days on market $90,000 Active 25 DOM
3. 2026-06-16
   days on market $90,000 Active 24 DOM
4. 2026-06-15
   days on market $90,000 Active 23 DOM
5. 2026-06-13
   days on market $90,000 Active 21 DOM
6. 2026-06-13
   days on market $90,000 Active 20 DOM
7. 2026-06-09
   days on market $90,000 Active 17 DOM
8. 2026-06-08
   days on market $90,000 Active 16 DOM
9. 2026-06-07
   days on market $90,000 Active 15 DOM
10. 2026-06-04
    days on market $90,000 Active 12 DOM
11. 2026-06-03
    days on market $90,000 Active 11 DOM
12. 2026-06-02
    days on market $90,000 Active 10 DOM
13. 2026-06-01
    days on market $90,000 Active 9 DOM
14. 2026-05-31
    days on market $90,000 Active 8 DOM
15. 2026-05-23
    listed $90,000 Active
16. 2026-05-19
    historical $90,000

ⓘ 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: $30,420
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − Depreciation: −$2,618
• Taxable income: $16,093
• Est. tax owed @ 24.0%: −$3,862
• After-tax cash flow: $12,706/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

+0.0% since first listed

2 events — show timeline

• 2026-05-23 Listed $90,000 CRMLS
• 2026-05-19 Coming Soon $90,000 CRMLS