1051 Site Dr #61 · Brea, CA 92821

$170,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 17 Days on market

Built 1971 32 ac lot Est $196k · 13% 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 +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Double Wide Manufactured Home in Crestmont Estates, Brea, CA! Welcome to your cozy retreat in the all-age community of Crestmont Estates. Residents enjoy amenities such as a clubhouse, swimming pool, and billiard room. Conveniently located near shopping, dining, and entertainment, this home offers easy access to the Brea Mall, Brea Improv, and Carbon Canyon Regional Park. Park is also pet friendly (up to 20lbs). Don't miss this opportunity to own a wonderful home in a friendly community. s

Key facts

• Desirable community
• Covered patio
• Carport parking

Tags

• COVERED PATIO
• CARPORT PARKING
• LOW MAINTENANCE
• DESIRABLE COMMUNITY
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Park may require manager approval; Pets allowed with breed restrictions
• Financial info: Land lease amount: $2,120
• HOA & community: Land lease in place

Exterior

• Parking: Located in Crestmont mobile home park
• Utilities: Sewer or septic (unknown); Water: see remarks
• Home design: Manufactured/mobile home (double-wide); Single-story; Mobile home remains on site
• Construction: Mobile dimensions approximately 24 ft by 56 ft; Year built (per public records)
• Exterior features: Community pool; Sidewalks

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling
• Interior features: One-level home with front entry; Located on entry level
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 2.1% in Brea — 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 (#100 in CA, #3,570 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, schools A-; Watch: health & safety C-, cost of living F.
• Brea-Olinda Unified (suburban): math 48% / reading 65% proficiency, ranked #84 of 517 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.8%/yr); 66 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).

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 + 1.8% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $130k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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. 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?
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: 1.82% ✓
• Cap rate: 15.23%
• Cash-on-cash: 31.91%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $196,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1051 Site Dr #25	0.00mi	3/2.0 (+1)	1,344 (0%)	0mo	$185,000	$138	95
1051 Site Dr #203	0.00mi	3/2.0 (+1)	1,344 (0%)	10mo	$240,000	$179	86
1051 Site Dr #89	0.00mi	3/2.0 (+1)	1,400 (+4%)	4mo	$300,000	$214	85
1051 Site Dr #169	0.00mi	2/2.0	1,368 (+2%)	18mo	$109,888	$80	82
1051 Site Dr #154	0.00mi	2/2.0	1,440 (+7%)	10mo	$210,000	$146	80
1051 Site Dr #133	0.00mi	2/2.0	1,440 (+7%)	11mo	$157,000	$109	79
1051 Site Dr #83	0.00mi	3/2.0 (+1)	1,344 (0%)	22mo	$250,000	$186	77
1051 Site Dr #142	0.00mi	2/2.0	1,440 (+7%)	18mo	$179,000	$124	74
1051 Site Dr #37	0.00mi	3/2.0 (+1)	1,440 (+7%)	15mo	$160,000	$111	71
1261 Glen Lake Ave #279	0.71mi	2/2.0	1,296 (-4%)	6mo	$149,000	$115	56
726 Knoll Lake Dr #264	0.71mi	2/2.0	1,296 (-4%)	8mo	$210,000	$162	54
1241 Glen Lake Ave #277	0.71mi	2/2.0	1,200 (-11%)	9mo	$190,000	$158	41

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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.04×
• Total profit: $49,365
• Equity at exit: $25,348

10-year hold

• IRR: 32.5%
• Equity multiple: 3.77×
• Total profit: $131,975
• Equity at exit: $14,698

Cash invested: $47,600 (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 92821

• Rents YoY: 1.8%
• Active inventory: 66
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,089 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $1,266

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,383	-5% $1,324	+0% $1,266	+5% $1,207	+10% $1,148
Rent	-10% $1,022	-5% $1,144	+0% $1,266	+5% $1,388	+10% $1,510
Rate	-1.0pp $1,351	-0.5pp $1,309	base $1,266	+0.5pp $1,222	+1.0pp $1,177

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Tamarack Ave Brea, CA	1.0–2.0	1.0–2.0	837	$2,640	$3.15	0d	6	0.32mi
350 W Central Ave Brea, CA	1.0–3.0	1.0–2.5	1024	$3,162	$3.09	0d	5	0.42mi
730 Brooklyn Dr Brea, CA	2.0	2.5	1210	$3,400	$2.81	25d	1	0.45mi
250 W Central Ave Brea, CA	2.0	2.0	1100	$2,930	$2.66	17d	2	0.52mi
650 Tamarack Ave Brea, CA	2.0	1.0–2.0	750	$2,850	$3.80	0d	21	0.55mi
319 W Lambert Rd Brea, CA	2.0	2.0	1120	$3,333	$2.98	5d	9	0.78mi
308 Mountain Ct Brea, CA	3.0	2.0	1730	$3,550	$2.05	44d	1	0.95mi
1511 Kinsler Ct Brea, CA	3.0	2.5	1605	$4,095	$2.55	16d	1	0.98mi
369 Meadow Ct Brea, CA	3.0	2.0	1281	$3,450	$2.69	44d	1	1.11mi
137 N Orange Ave Brea, CA	2.0	2.0	975	$2,585	$2.65	44d	1	1.15mi
160 N Fonda St La Habra, CA	2.0	2.0	1000	$2,500	$2.50	2d	1	1.39mi
160 N Fonda St Unit 2 La Habra, CA	2.0	1.5	1000	$2,500	$2.50	2d	1	1.39mi
334 S Walnut Ave Unit F Brea, CA	2.0	1.5	904	$2,995	$3.31	17d	1	1.41mi
141 N Fonda St Unit 1 La Habra, CA	3.0	2.5	1300	$3,400	$2.62	11d	1	1.42mi
201 Laurel Ave #7 Brea, CA	2.0	2.5	1218	$3,450	$2.83	44d	1	1.43mi
1500 Eastpark Dr Unit 3 La Habra, CA	2.0	1.5	1286	$2,500	$1.94	2d	1	1.44mi
209 S Fonda St La Habra, CA	2.0	2.0	1200	$3,500	$2.92	2d	1	1.45mi
331 Pomelo Ave Brea, CA	3.0	2.0	1538	$4,200	$2.73	44d	1	1.46mi
242 S Redwood Ave Unit C Brea, CA	3.0	2.5	1590	$3,995	$2.51	8d	1	1.48mi
628 E Birch St Unit D Brea, CA	2.0	1.5	1104	$2,850	$2.58	14d	1	1.49mi
108 E Date St Unit 108 Brea, CA	2.0	1.0	950	$3,095	$3.26	44d	1	1.50mi

Listing history 11 events

1. 2026-06-21
   days on market $170,000 Active 17 DOM
2. 2026-06-18
   days on market $170,000 Active 14 DOM
3. 2026-06-17
   days on market $170,000 Active 13 DOM
4. 2026-06-16
   days on market $170,000 Active 12 DOM
5. 2026-06-15
   days on market $170,000 Active 11 DOM
6. 2026-06-13
   days on market $170,000 Active 9 DOM
7. 2026-06-13
   days on market $170,000 Active 8 DOM
8. 2026-06-09
   days on market $170,000 Active 5 DOM
9. 2026-06-08
   days on market $170,000 Active 4 DOM
10. 2026-06-07
    remarks 649-char remark
11. 2026-06-07
    listed $170,000 Active 3 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,071
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,966
• − Management: −$2,966
• − Depreciation: −$4,945
• Taxable income: $13,272
• Est. tax owed @ 24.0%: −$3,185
• After-tax cash flow: $12,003/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: Brea-Olinda Unified
• NCES district ID: 0605880
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $83,131
• Composite: 51.28/100
• National rank: #1748
• State rank: #84 of 517 in CA

Livability — Brea

• Score: 76/100
• State rank: #100
• US rank: #3570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brea, CA
• County: Orange County · 3,096,323 people
• City population: 41,623
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,623
• Household income: $123,629
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1655.0

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 0.69)
• Race & ethnicity: White 38% Hispanic / Latino 32% Asian 24% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 23% · Canada, South Korea, China
• Languages at home: 66% English-only · Spanish 16% Korean 6% Chinese 4%

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: ▼ -826.78%
• Current HPI: 374.8663
• Rent YoY: ▲ 1.78%
• 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

+21.4% since first listed

6 events — show timeline

• 2026-06-04 Listed $170,000 CRMLS
• 2024-09-11 Sold (MLS) $130,000 CRMLS
• 2024-08-13 Pending — CRMLS
• 2024-07-18 Relisted — CRMLS
• 2024-07-02 Listed $140,000 CRMLS
• 2024-06-27 Coming Soon $140,000 CRMLS

Property tax history

+1.3%/yr

Latest (2025): $13 · -85.1% YoY. Source: county tax records.