264 Mayflower · Newport Beach, CA 92660

$484,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 62 Days on market

Built 1965 10 ac lot $504/sqft · 23% below area Est $630k · 23% 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 +16.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover coastal elegance at 264 Mayflower Drive, an inviting sanctuary tucked within Newport Beach’s coveted Bayside Village. This thoughtfully designed two-bedroom, two-bath residence blends comfort and sophistication, offering 960 square feet that lives like 1,200 thanks to its airy, open-concept floor plan. Sunlight fills the living and dining areas, while the kitchen showcases newer stainless steel appliances, generous counter space and a seamless connection for effortless entertaining. Retreat to your serene, private porch and patio, beautifully framed by lush greenery—a tranquil escape ideal for morning coffee, afternoon reading or evening gatherings under the coastal breeze. This home has been updated with central A/C and heat, a separate inside laundry room, covered carport and ample storage which adds both practicality and ease. Here, you’re not just purchasing a home—you’re stepping into an exclusive Newport Beach lifestyle and let's not forget, there are NO HOA dues or land taxes. Community perks include a private beach, kayak launch, scenic bike trails, two pools, spas, BBQs, fire pits, dog park and two clubhouses—plus year-round events. All this just moments from Newport Dunes, Back Bay and the marina! Every day feels like a vacation in one of Orange County’s most sought-after enclaves.

Key facts

• Kayak launch
• Private porch
• Private beach

Tags

• PRIVATE PORCH
• AMPLE STORAGE
• PRIVATE BEACH
• KAYAK LAUNCH
• SCENIC BIKE TRAILS
• TWO POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $484k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $457k (5.6% below list).
• Recommended offer: $455k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Newport-Mesa Unified (urban): math 46% / reading 58% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.1%/yr); 157 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 $52k of equity ($3k loan paydown + $48k 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 $136k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($455k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $239k; list at $484k implies a 103% 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 $454,960 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.94% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $630,000
• List price: $484,000
• Delta: -23.17%
• 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	0.04mi	2/2.0	1,000 (+4%)	14mo	$350,000	$350	79
265 Mayflower	0.04mi	2/2.0	1,100 (+15%)	0mo	$370,000	$336	74
208 Tremont Dr	0.14mi	2/2.0	1,040 (+8%)	16mo	$465,000	$447	67
205 Tremont Dr	0.15mi	3/2.0 (+1)	1,078 (+12%)	7mo	$649,000	$602	62
24 Saratoga #24	0.22mi	2/2.0	1,100 (+15%)	9mo	$850,000	$773	58
72 Saratoga	0.12mi	2/2.0	1,104 (+15%)	20mo	$440,000	$399	53

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: 26.4%
• Equity multiple: 3.11×
• Total profit: $285,684
• Equity at exit: $436,026

10-year hold

• IRR: 23.4%
• Equity multiple: 7.19×
• Total profit: $839,127
• Equity at exit: $940,306

Cash invested: $135,520 (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: 157
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,569 high
• Mortgage (P&I): −$2,538
• Tax est. 1.5%: −$605 /mo · $7,260/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$959
• Net cashflow: $265

Break-even live

Break-even rent $4,234

Max offer price $484,000

Occupancy floor 89%

Sensitivity live

Price	-10% $599	-5% $432	+0% $265	+5% $97	+10% $-70
Rent	-10% $-96	-5% $84	+0% $265	+5% $445	+10% $626
Rate	-1.0pp $508	-0.5pp $388	base $265	+0.5pp $139	+1.0pp $12

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: $121,000
• Closing costs: $14,520
• 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	15d	1	0.11mi
200 Promontory Dr W Newport Beach, CA	1.0–2.0	1.0–2.0	996	$5,025	$5.04	0d	22	0.29mi
226 Garnet Ave Newport Beach, CA	1.0	1.0	589	$4,195	$7.12	45d	1	0.60mi
212 Garnet Ave Newport Beach, CA	2.0	2.0	791	$5,900	$7.46	45d	1	0.63mi
216 Agate Ave Unit 1/2 Newport Beach, CA	1.0	1.0	767	$4,000	$5.22	45d	1	0.68mi
120 Garnet Ave Newport Beach, CA	2.0	1.0	850	$5,150	$6.06	45d	1	0.68mi
320 Sapphire Ave Newport Beach, CA	2.0	2.0	1000	$4,200	$4.20	4d	1	0.68mi
232 Villa Point Dr Newport Beach, CA	1.0	1.0	851	$4,350	$5.11	25d	1	0.75mi
208 Villa Point Dr Newport Beach, CA	1.0	1.0	774	$3,490	$4.51	45d	1	0.75mi
122 Opal Ave Unit 2 Newport Beach, CA	2.0	1.0	700	$4,750	$6.79	20d	1	0.78mi
305 Marine Ave Newport Beach, CA	2.0	1.0	625	$4,000	$6.40	45d	1	0.81mi
1728 Bedford Ln Newport Beach, CA	1.0–2.0	1.0–2.0	954	$3,795	$3.98	3d	2	0.85mi
1510 Abalone Pl Newport Beach, CA	1.0	1.0	750	$3,500	$4.67	45d	1	0.85mi
207 E Edgewater Ave Newport Beach, CA	2.0	2.0	950	$9,000	$9.47	22d	1	0.87mi
312 Saint Andrews Rd Unit B Newport Beach, CA	2.0	1.0	1000	$4,850	$4.85	45d	1	0.93mi
114 Onyx Ave Newport Beach, CA	3.0	2.0	1050	$6,750	$6.43	45d	1	0.93mi
533 Saint Andrews Rd Newport Beach, CA	2.0	1.0	980	$3,800	$3.88	4d	1	0.94mi
1400 Haven Pl Unit 533 Newport Beach, CA	2.0	1.0	980	$3,800	$3.88	4d	1	0.95mi
307 Anade Ave Newport Beach, CA	2.0	2.0	1100	$4,750	$4.32	45d	1	0.95mi
880 Irvine Ave Newport Beach, CA	2.0	1.0–2.0	704	$3,153	$4.48	0d	92	0.96mi
206 Adams St #1 Newport Beach, CA	3.0	3.0	1065	$9,000	$8.45	4d	1	0.98mi
2101 E 15th St #8 Newport Beach, CA	2.0	1.5	1025	$4,350	$4.24	45d	1	1.01mi
618 W Balboa Blvd Newport Beach, CA	2.0	1.0	780	$4,195	$5.38	45d	1	1.05mi
5100 Colony Plz Newport Beach, CA	1.0–2.0	1.0–2.0	1316	$6,435	$4.89	0d	10	1.10mi
1 Park Newport Newport Beach, CA	3.0	1.0–2.5	1013	$4,276	$4.22	0d	117	1.19mi
1114 W Balboa Blvd Unit 1114 Newport Beach, CA	2.0	1.0	800	$3,850	$4.81	25d	1	1.24mi
1581 Tustin Ave Costa Mesa, CA	2.0	2.0	1100	$5,400	$4.91	20d	1	1.25mi
1000 San Joaquin Plz Newport Beach, CA	1.0–3.0	1.0–2.0	1146	$6,998	$6.10	0d	32	1.26mi
384 16th Pl Unit B Costa Mesa, CA	2.0	1.0	1015	$4,400	$4.33	45d	1	1.26mi
1144 W Balboa Blvd Unit A1 Newport Beach, CA	2.0	1.0	1100	$6,500	$5.91	25d	1	1.27mi
1144 W Balboa Blvd Unit A Newport Beach, CA	2.0	1.0	1100	$4,750	$4.32	25d	1	1.27mi
1741 Tustin Ave #49 Costa Mesa, CA	2.0	2.0	1044	$4,000	$3.83	45d	1	1.33mi
1312 W Balboa Blvd Newport Beach, CA	1.0	1.0	600	$2,675	$4.46	4d	1	1.35mi
393 Broadway Costa Mesa, CA	1.0	1.0	590	$2,995	$5.08	25d	1	1.37mi
1338 W Balboa Blvd Unit 4 Newport Beach, CA	1.0	1.0	615	$2,595	$4.22	45d	1	1.37mi
1530 Miramar Dr Unit 5 Newport Beach, CA	1.0	1.0	660	$2,850	$4.32	16d	1	1.38mi
1530 Miramar Dr Unit 5 Newport Beach, CA	1.0	1.0	660	$2,995	$4.54	45d	1	1.38mi
1411 W Bay Ave Newport Beach, CA	2.0	1.0	815	$4,250	$5.21	15d	1	1.40mi
2530 W Coast Hwy Newport Beach, CA	2.0	2.0	1015	$4,800	$4.73	9d	1	1.42mi
1597 San Bernardino Pl Costa Mesa, CA	2.0	1.0	900	$4,500	$5.00	21d	1	1.43mi

Listing history 22 events

1. 2026-06-21
   days on market $484,000 Active 62 DOM
2. 2026-06-18
   days on market $484,000 Active 59 DOM
3. 2026-06-17
   days on market $484,000 Active 58 DOM
4. 2026-06-16
   days on market $484,000 Active 57 DOM
5. 2026-06-15
   days on market $484,000 Active 56 DOM
6. 2026-06-13
   days on market $484,000 Active 54 DOM
7. 2026-06-13
   days on market $484,000 Active 53 DOM
8. 2026-06-09
   days on market $484,000 Active 50 DOM
9. 2026-06-08
   days on market $484,000 Active 49 DOM
10. 2026-06-07
    days on market $484,000 Active 48 DOM
11. 2026-06-04
    days on market $484,000 Active 45 DOM
12. 2026-06-03
    days on market $484,000 Active 44 DOM
13. 2026-06-02
    days on market $484,000 Active 43 DOM
14. 2026-06-01
    days on market $484,000 Active 42 DOM
15. 2026-05-31
    days on market $484,000 Active 41 DOM
16. 2026-04-20
    listed $489,000 Active 1363-char remark

    Show marketing remark (1363 chars)

    Discover coastal elegance at 264 Mayflower Drive, an inviting sanctuary tucked within Newport Beach’s coveted Bayside Village. This thoughtfully designed two-bedroom, two-bath residence blends comfort and sophistication, offering 960 square feet that lives like 1,200 thanks to its airy, open-concept floor plan. Sunlight fills the living and dining areas, while the kitchen showcases newer stainless steel appliances, generous counter space and a seamless connection for effortless entertaining. Retreat to your serene, private porch and patio, beautifully framed by lush greenery—a tranquil escape ideal for morning coffee, afternoon reading or evening gatherings under the coastal breeze. This home has been updated with central A/C and heat, a separate inside laundry room, covered carport and ample storage which adds both practicality and ease. Here, you’re not just purchasing a home—you’re stepping into an exclusive Newport Beach lifestyle and let's not forget, there are NO HOA dues or land taxes. Community perks include a private beach, kayak launch, scenic bike trails, two pools, spas, BBQs, fire pits, dog park and two clubhouses—plus year-round events. All this just moments from Newport Dunes, Back Bay and the marina! Every day feels like a vacation in one of Orange County’s most sought-after enclaves.

17. 2026-02-05
    historical
18. 2026-01-28
    status Active
19. 2025-08-14
    listed $472,500 Active
20. 2021-01-25
    soldstatus $239,000 Closed Sale
21. 2020-12-19
    historical Active Under Contract
22. 2020-12-09
    listed $239,000 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 (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: $54,828
• − Mortgage interest: −$27,112
• − Property taxes: −$7,260
• − Insurance: −$2,420
• − Repairs & maintenance: −$4,386
• − Management: −$4,386
• − Depreciation: −$14,080
• Taxable loss: −$4,816
• Est. tax savings @ 24.0%: +$1,156
• After-tax cash flow: $4,332/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: Newport-Mesa Unified
• NCES district ID: 0627240
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $83,922
• Composite: 47.64/100
• National rank: #2248
• State rank: #106 of 517 in CA

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

+104.6% since first listed

7 events — show timeline

• 2026-04-20 Listed $489,000 CRMLS
• 2026-02-05 Listing Removed — CRMLS
• 2026-01-28 Relisted — CRMLS
• 2025-08-14 Listed $472,500 CRMLS
• 2021-01-25 Sold (MLS) $239,000 CRMLS
• 2020-12-19 Contingent — CRMLS
• 2020-12-09 Listed $239,000 CRMLS

Property tax history

+7.4%/yr

Latest (2025): $177 · -0.4% YoY. Source: county tax records.