1001 Lambert Rd #258 · La Habra, CA 90631

$158,000

2 bd · 2.0 ba · 1,568 sqft · Manufactured · 51 Days on market

Built 1971 Est $212k · 25% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION "BUYERS": WHAT A DEAL!!!ABSOLUTELY A HOME SWEET HOME OF A DEAL!!!! The Only way to describe this Great Deal of a Mobile Home located in La Habra's 55+Senior Community in "Friendly Village-La Habra", Is that it is only ONE OF A KIND!!! A True Deal, A 2 bedroom, 2 bathroom (1 Full Bath and 3/4 Bath) Air Conditioning/Heating Units, . A Nice Size Covered Front Porch for those tranquil Morning or Afternoon Sittings to Enjoy the Fresh Air and or Cooling Evenings. Note: Actual Living Space Is 1368 Sq. Feet, though adjacent Enclosed Sunroom is Over 200 Sq. Feet. , making it Over 1568+ of Actual Usable Living Space if you would like to Use the Adjacent Enclosed Sunro

Key facts

• 2 parking spots
• Community pool
• Built 1971

Property features AI

Finance

• Other: Pets: call for details; Body type listed as double; Lot-level/flat
• Financial info: Land lease applies (monthly land lease: $1,654)
• HOA & community: Located in a senior community; Community features include golf course, dog park, street lighting, and park; Park name: Friendly Village La Habra; Manager approval required for residency

Exterior

• Parking: Attached carport (2 carport spaces); Concrete driveway with level access; Two total parking spaces; Access via maintained paved city streets
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Private water source; Water connected / water available; Sewer connected / sewer available (status listed as unknown for sewer/septic); Natural gas connected / available; Electricity connected / standard electric available; Cable available
• Home design: Mobile home (model: WESTWIND); Single story; Faces north; Mobile home remains on site; Additions/alterations noted
• Construction: Aluminum exterior construction; Aluminum skirt; Pier jacks foundation (see remarks); Roof: see remarks
• Exterior features: Covered tile porch/patio; Patio home setting; Patio and porch; Community pool (in-ground); Two storage sheds on property; Park nearby

Interior

• Kitchen: Gas cooktop; Gas oven; Range/stove hood; Dishwasher; Garbage disposal; Refrigerator; Water heater unit (gas water heater)
• Bedrooms: Primary bedroom on main floor; All bedrooms located on the lower/main level
• Flooring: Tile; Vinyl; Carpet
• Bathrooms: One full bathroom; One 3/4 bathroom; Main-floor full bath; Walk-in shower and shower-in-tub; Linen closet/storage
• Heating & cooling: Central heating (natural gas, central furnace); Central cooling
• Interior features: Unfurnished; Ceiling fan(s); Sliding glass door(s); Drapes/curtains; Storage space; Resident manager on site; Carbon monoxide and smoke detectors; One-level entry (main floor entry at front door); Spa access (community spa)
• Laundry & utility: Dedicated laundry room; Washer included; Dryer included; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $158k).
• Recommended offer: $153k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 2.1% in La Habra — 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 65/100 on livability (#384 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: schools D+, crime D+, health & safety D+.
• Fullerton Joint Union High (suburban): math 51% / reading 66% proficiency, ranked #82 of 517 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 139 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 38% of the median local income ($104k/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 + 3.4% rent growth), your $44k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,260 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1971 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 2.10% ✓
• Cap rate: 17.92%
• Cash-on-cash: 41.52%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $211,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 W Lambert Rd #87	0.00mi	2/2.0	1,440 (-8%)	6mo	$220,000	$153	81
1001 W Lambert Rd #327	0.00mi	2/2.0	1,440 (-8%)	11mo	$120,000	$83	77
1001 W Lambert Rd #159	0.02mi	2/2.0	1,440 (-8%)	13mo	$190,000	$132	74
1001 W Lambert Rd #20	0.14mi	2/2.0	1,440 (-8%)	8mo	$105,000	$73	73
1001 Lambert Rd Spc 35	0.19mi	2/2.0	1,464 (-7%)	10mo	$169,000	$115	72
1001 W Lambert Rd #37	0.21mi	2/2.0	1,440 (-8%)	8mo	$93,000	$65	69
1001 W Lambert Rd #100	0.19mi	2/2.0	1,400 (-11%)	12mo	$189,000	$135	63
1001 W Lambert Rd #213	0.00mi	2/2.0	1,350 (-14%)	16mo	$185,000	$137	63
1001 W Lambert Rd #148	0.00mi	2/2.0	1,344 (-14%)	18mo	$187,900	$140	61
1001 W Lambert Rd	0.19mi	2/2.0	1,344 (-14%)	19mo	$178,000	$132	52
1001 W Lambert Rd #314	0.19mi	3/2.0 (+1)	1,344 (-14%)	15mo	$195,000	$145	50
1750 W Lambert Rd #112	0.51mi	3/2.0 (+1)	1,344 (-14%)	6mo	$230,000	$171	43

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 2.66×
• Total profit: $73,218
• Equity at exit: $23,558

10-year hold

• IRR: 45.2%
• Equity multiple: 5.40×
• Total profit: $194,772
• Equity at exit: $13,661

Cash invested: $44,240 (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 90631

• Rents YoY: 3.4%
• Active inventory: 139
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,320 high
• Mortgage (P&I): −$829
• Tax est. 1.5%: −$198 /mo · $2,370/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $1,531

Break-even live

Break-even rent $1,382

Max offer price $158,000

Occupancy floor 49%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 W Lambert Rd La Habra, CA	2.0	1.0	1053	$2,550	$2.42	1d	1	0.30mi
971 S Idaho St La Habra, CA	3.0	2.0	1073	$3,100	$2.89	1d	1	0.57mi
200 W Olive Ave La Habra, CA	2.0	2.0	1050	$2,950	$2.81	1d	1	0.57mi
101 W Olive Ave Unit A La Habra, CA	3.0	1.5	1100	$2,950	$2.68	17d	1	0.61mi
515 W Florence Ave #1 La Habra, CA	3.0	2.0	1264	$4,500	$3.56	1d	1	0.63mi
1600 El Dorado Ave La Habra, CA	3.0	2.0	1546	$4,200	$2.72	10d	1	0.66mi
1151 S Walnut St La Habra, CA	1.0–2.0	1.0–2.0	1251	$2,985	$2.39	1d	2	0.68mi
951 S Beach Blvd La Habra, CA	1.0–2.0	1.0–2.0	988	$3,586	$3.63	1d	13	0.84mi
930 W Country Ter Unit 34 La Habra, CA	3.0	2.5	1493	$3,800	$2.55	1d	1	0.85mi
650 Mardina Way La Habra, CA	3.0	2.0	1681	$3,850	$2.29	1d	1	1.05mi
1131 Urell Dr La Habra, CA	3.0	2.0	1574	$3,950	$2.51	11d	1	1.22mi
11833 Pounds Ave Whittier, CA	3.0	2.0	1260	$4,000	$3.17	1d	1	1.35mi
1236 Devonshire Ln La Habra, CA	3.0	2.5	1175	$3,895	$3.31	1d	1	1.36mi
1501 S Beach Blvd La Habra, CA	1.0–2.0	1.0–2.0	955	$3,467	$3.63	1d	15	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $158,000 Active 51 DOM
2. 2026-06-17
   days on market $158,000 Active 50 DOM
3. 2026-06-16
   days on market $158,000 Active 49 DOM
4. 2026-06-15
   days on market $158,000 Active 48 DOM
5. 2026-06-13
   days on market $158,000 Active 46 DOM
6. 2026-06-09
   days on market $158,000 Active 42 DOM
7. 2026-06-08
   days on market $158,000 Active 41 DOM
8. 2026-06-07
   days on market $158,000 Active 40 DOM
9. 2026-06-04
   days on market $158,000 Active 37 DOM
10. 2026-06-03
    days on market $158,000 Active 36 DOM
11. 2026-06-02
    days on market $158,000 Active 35 DOM
12. 2026-06-01
    days on market $158,000 Active 34 DOM
13. 2026-05-31
    days on market $158,000 Active 33 DOM
14. 2026-04-29
    status Active
15. 2026-04-28
    historical
16. 2026-04-28
    listed $158,000
17. 2026-04-27
    historical
18. 2026-03-19
    price $158,000
19. 2026-02-11
    price $169,000
20. 2026-01-27
    listed $179,900 Active
21. 2005-09-26
    historical
22. 2005-03-25
    listed $86,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,838
• − Mortgage interest: −$8,850
• − Property taxes: −$2,370
• − Insurance: −$790
• − Repairs & maintenance: −$3,187
• − Management: −$3,187
• − Depreciation: −$4,596
• Taxable income: $16,857
• Est. tax owed @ 24.0%: −$4,046
• After-tax cash flow: $14,324/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: Fullerton Joint Union High
• NCES district ID: 0614760
• Math proficiency: 51% ▲ 7.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $66,666
• Composite: 51.37/100
• National rank: #1735
• State rank: #82 of 517 in CA

Livability — La Habra

• Score: 65/100
• State rank: #384
• US rank: #13097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Habra, CA
• County: Orange County · 3,096,323 people
• City population: 68,309
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 68,309
• Household income: $104,251
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 2093.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 56% White 26% Two or more races 22% Asian 12% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 49%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 25% · Canada, South Korea, China
• Languages at home: 53% English-only · Spanish 36% Korean 4% 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: ▼ -757.47%
• Current HPI: 399.4947
• Rent YoY: ▲ 3.38%
• 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

+83.7% since first listed

9 events — show timeline

• 2026-04-29 Relisted — CRMLS
• 2026-04-28 Listed $158,000 CRMLS
• 2026-04-28 Listing Removed — CRMLS
• 2026-04-27 Listing Removed — CRMLS
• 2026-03-19 Price Changed $158,000 CRMLS
• 2026-02-11 Price Changed $169,000 CRMLS
• 2026-01-27 Listed $179,900 CRMLS
• 2005-09-26 Listing Removed — CRMLS
• 2005-03-25 Listed $86,000 CRMLS

Property tax history

-4.9%/yr

Latest (2025): $18 · +2.4% YoY. Source: county tax records.