1400 SUNKIST #173 · Anaheim, CA 92806

$210,500

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 282 Days on market

Built 1977 Est $248k · 15% under ↓ 4% since listing

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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 +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Sunkist Gardens, a vibrant 55+ community in the heart of Anaheim! This beautifully maintained 2-bedroom, 2-bath home is full of charm and thoughtful updates, including a new convection oven, double-pane windows, refreshed cabinets and counters, a walk-in shower, and more. You’ll love the convenience of inside laundry, A/C, and abundant storage—plus a spacious Tuff Shed at the end of your extra-wide driveway. * * Pictures do not reflect the beautiful brand new flooring that was just installed. * * The location is unbeatable—just minutes from Disneyland, Angel Stadium, Honda Center, and the exciting new OCVibe development, putting dining, music, sports, and ente

Key facts

• Extra-wide driveway
• New convection oven
• Walk-in shower

Tags

• NEW CONVECTION OVEN
• DOUBLE-PANE WINDOWS
• WALK-IN SHOWER
• INSIDE LAUNDRY
• SPACIOUS TUFF SHED
• EXTRA-WIDE DRIVEWAY

Property features AI

Finance

• Other: Directions: Enter park. T-L at stop sign. Make 1st right. Make 1st left and home on left; Road access via city streets; paved road frontage
• Financial info: Land lease of $1,650 per month (park-provided); rent includes pool
• HOA & community: Part of an association; Senior community; Association amenities include pool, spa, clubhouse, gym/exercise room, billiard room, card room, multipurpose/recreational room, barbecue area; call for rules and pet rules; Park name: Sunkist Gardens; Manager approval required for residency; Pets allowed with breed restrictions

Exterior

• Parking: Covered parking; Driveway; Two carport spaces (total 2 parking spaces)
• Utilities: Standard electric; Water available (see remarks); Natural gas available; Cable available; Sewer/septic: unknown
• Home design: Single-story; Mobile home remains on site (24 x 60); South-facing; Front entry; Entry level: 1
• Construction: Double-wide mobile home
• Exterior features: Awning; Covered front porch; Covered patio; Community pool; Close to clubhouse; One shed on the property

Interior

• Kitchen: Tankless water heater
• Bedrooms: Primary bedroom on main floor; All bedrooms on ground level; Main floor bedroom; Primary suite
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Upgraded finishes; Walk-in shower
• Heating & cooling: Central cooling
• Interior features: Ceiling fan; Recessed lighting; Open floor plan; Community spa
• Laundry & utility: Inside laundry in a dedicated room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 2.2% in Anaheim — 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 70/100 on livability (#240 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime F, cost of living F.
• Anaheim Elementary (urban): math 25% / reading 25% proficiency, ranked #386 of 517 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.8%/yr); 37 active listings in the ZIP; 25 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 41% of the median local income ($97k/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 $6k 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 + 0.0% rent growth), your $59k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. Crime grade is F 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: 1.57% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.69%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $247,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 Sunkist St #214	0.00mi	2/2.0	1,250 (-13%)	6mo	$215,000	$172	73

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.51×
• Total profit: $30,334
• Equity at exit: $31,386

10-year hold

• IRR: 19.8%
• Equity multiple: 2.43×
• Total profit: $84,505
• Equity at exit: $18,200

Cash invested: $58,940 (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 92806

• Rents YoY: -0.8%
• Active inventory: 37
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,314 high
• Mortgage (P&I): −$1,104
• Tax est. 1.5%: −$263 /mo · $3,158/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $1,164

Break-even live

Break-even rent $1,841

Max offer price $210,500

Occupancy floor 60%

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: $52,625
• Closing costs: $6,315
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2421 E Ball Rd Anaheim, CA	1.0–2.0	1.0	775	$2,795	$3.61	1d	5	0.41mi
2200 E Ball Rd Anaheim, CA	1.0–2.0	1.0–2.0	816	$2,990	$3.66	1d	10	0.45mi
2301 E Ball Rd Anaheim, CA	2.0	1.0	713	$2,975	$4.17	1d	3	0.47mi
2100 E Katella Ave Anaheim, CA	1.0–2.0	2.0	1190	$3,350	$2.81	1d	7	0.81mi
1801 E Katella Ave Anaheim, CA	1.0–2.0	1.0–2.0	911	$3,075	$3.37	1d	4	0.84mi
1801 E Katella Ave Anaheim, CA	1.0–2.0	1.0–2.0	911	$3,075	$3.37	24d	4	0.84mi
1801 E Katella Ave Anaheim, CA	1.0–2.0	1.0–2.0	919	$3,075	$3.34	10d	5	0.84mi
1801 E Katella Ave Anaheim, CA	1.0–2.0	1.0–2.0	911	$3,075	$3.37	22d	6	0.84mi
1818 S State College Blvd Anaheim, CA	1.0–2.0	1.0–2.0	1033	$3,280	$3.17	1d	14	0.90mi
1781 S Campton Ave Anaheim, CA	1.0–3.0	1.0–2.0	1071	$3,249	$3.03	1d	7	0.91mi
1515 E Katella Ave Anaheim, CA	2.0	1.0–2.0	775	$3,377	$4.36	1d	19	0.96mi
1725 S Auburn Way Anaheim, CA	2.0	1.0–2.0	821	$3,150	$3.83	1d	14	1.00mi
1912 S Jacaranda St Anaheim, CA	3.0	1.0–2.0	993	$4,016	$4.04	1d	21	1.11mi
1851 Union St Anaheim, CA	1.0	1.5	1223	$2,800	$2.29	1d	1	1.12mi
1676 S Lewis St Anaheim, CA	3.0	2.5	1821	$5,200	$2.86	1d	1	1.14mi
1690 S Lewis St Anaheim, CA	3.0	2.5	1772	$12,000	$6.77	1d	1	1.15mi
1897 S Union St #132 Anaheim, CA	1.0	1.5	1224	$3,800	$3.10	1d	1	1.15mi
1893 S Union St #120 Anaheim, CA	3.0	2.0	1700	$3,950	$2.32	20d	1	1.16mi
1815 S Westside Dr Anaheim, CA	2.0	1.0–2.5	1033	$3,995	$3.87	1d	27	1.17mi
1910 S Union St Anaheim, CA	2.0	1.0–2.0	1135	$3,773	$3.32	1d	20	1.17mi
1891 S Union St #111 Anaheim, CA	2.0	2.0	1599	$3,900	$2.44	1d	1	1.17mi
1921 S Union St Anaheim, CA	3.0	1.0–2.0	962	$3,727	$3.87	1d	19	1.23mi
2221 E Viking Ave Anaheim, CA	3.0	2.0	1470	$4,450	$3.03	1d	1	1.27mi
1817 E Morava Ave Anaheim, CA	3.0	2.0	1616	$4,350	$2.69	4d	1	1.29mi
299 N State College Blvd Orange, CA	2.0	1.0–2.0	1006	$4,805	$4.78	2d	75	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $210,500 Active 282 DOM
2. 2026-06-17
   days on market $210,500 Active 281 DOM
3. 2026-06-16
   days on market $210,500 Active 280 DOM
4. 2026-06-15
   days on market $210,500 Active 279 DOM
5. 2026-06-13
   days on market $210,500 Active 277 DOM
6. 2026-06-13
   days on market $210,500 Active 276 DOM
7. 2026-06-09
   days on market $210,500 Active 273 DOM
8. 2026-06-08
   days on market $210,500 Active 272 DOM
9. 2026-06-07
   days on market $210,500 Active 271 DOM
10. 2026-06-04
    days on market $210,500 Active 268 DOM
11. 2026-06-03
    days on market $210,500 Active 267 DOM
12. 2026-06-02
    days on market $210,500 Active 266 DOM
13. 2026-06-01
    days on market $210,500 Active 265 DOM
14. 2026-05-31
    days on market $210,500 Active 264 DOM
15. 2026-04-13
    price $212,000
16. 2026-03-27
    status Active
17. 2025-10-14
    price $205,000
18. 2025-09-09
    listed $210,000 Active
19. 2025-09-04
    historical
20. 2025-08-19
    price $210,000
21. 2025-07-12
    price $215,000
22. 2025-06-13
    listed $220,000 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥94°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,771
• − Mortgage interest: −$11,791
• − Property taxes: −$3,158
• − Insurance: −$1,052
• − Repairs & maintenance: −$3,182
• − Management: −$3,182
• − Depreciation: −$6,124
• Taxable income: $11,283
• Est. tax owed @ 24.0%: −$2,708
• After-tax cash flow: $11,255/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: Anaheim Elementary
• NCES district ID: 0602610
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $55,235
• Composite: 22.56/100
• National rank: #8078
• State rank: #386 of 517 in CA

Livability — Anaheim

• Score: 70/100
• State rank: #240
• US rank: #7861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anaheim, CA
• County: Orange County · 3,096,323 people
• City population: 361,715
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,003
• Household income: $97,265
• Rent vs Own: 59.2% rent · 40.8% own
• Severe rent burden: 2171.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 58% Two or more races 25% White 24% Asian 13% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Portuguese 1% Lithuanian 1% Scandinavian 1%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 43% English-only · Spanish 44% Vietnamese 3% Other Indo-European 3%

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: ▼ -783.76%
• Current HPI: 404.0916
• Rent YoY: ▼ -0.79%
• 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

-3.6% since first listed

8 events — show timeline

• 2026-04-13 Price Changed $212,000 CRMLS
• 2026-03-27 Relisted — CRMLS
• 2025-10-14 Price Changed $205,000 CRMLS
• 2025-09-09 Listed $210,000 CRMLS
• 2025-09-04 Listing Removed — CRMLS
• 2025-08-19 Price Changed $210,000 CRMLS
• 2025-07-12 Price Changed $215,000 CRMLS
• 2025-06-13 Listed $220,000 CRMLS

Property tax history

-1.9%/yr

Latest (2025): $99 · +3.4% YoY. Source: county tax records.