211 S Beach #119 · Anaheim, CA 92804

$219,900

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 91 Days on market

Built 2001 6.78 ac lot Est $278k · 21% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 211 S Beach Blvd #119! This lovely 3-bedroom, 2-bathroom manufactured home is well-maintained and located in the friendly city of Anaheim. Whether you’re a family or someone looking to enjoy the laid-back Southern California lifestyle, this home is just perfect for you! You’re just 15 minutes from the beach, 10 minutes from the magical world of Disneyland, and a quick 2-minute drive to Knott's Berry Farm! Such a fantastic location for fun and relaxation! Don’t miss out on the chance to call this beautiful place home in one of Orange County’s most desirable areas—schedule your private showing today! We can’t wait to help you find your new home

Key facts

• 6.78 acre lot
• Parking
• Community pool

Tags

• 15 MINUTES FROM THE BEACH
• 10 MINUTES FROM DISNEYLAND

Property features AI

Finance

• Financial info: Monthly land lease: $1,750 (park-provided amount); Rent includes electric, trash, and water
• HOA & community: Land lease community (Pacific Sunset Mobile Home Estates); Community amenities include street lighting, storm drains, sidewalks, and a park; Park requires manager approval; pets subject to number limits

Exterior

• Parking: Attached carport (1 space); Driveway parking
• Utilities: Public sewer; District/public water
• Home design: Mobile home model: SPRING HILL MAXIMIZE; Mobile home remains on site; Single-story; Entry level: 1
• Construction: Composition roof; Mobile home (approximately 11' x 52'); Year built per public records
• Exterior features: Patio; Yard; Community pool; Has view

Interior

• Kitchen: Gas range; Dishwasher
• Bedrooms: See remarks for bedroom layout
• Flooring: Laminated flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: One-level home; Entry on main level; Formica counters
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $200k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• Centralia Elementary (suburban): math 59% / reading 63% proficiency, ranked #213 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 86 active listings in the ZIP; 40 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 44% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $278,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 S Beach Blvd #78	0.12mi	3/2.0	1,152 (-4%)	9mo	$279,000	$242	80
235 S Beach Blvd #115	0.10mi	2/1.0 (-1)	1,140 (-5%)	2mo	$287,000	$252	77
211 S.Beach Blvd #20	0.10mi	3/2.0	1,344 (+12%)	16mo	$264,000	$196	62
235 S Beach Blvd #136	0.12mi	2/2.0 (-1)	1,358 (+13%)	14mo	$315,000	$232	55
235 S Beach Blvd #102	0.12mi	2/2.0 (-1)	1,048 (-13%)	15mo	$160,000	$153	55
235 S Beach Blvd #83	0.12mi	2/2.0 (-1)	1,040 (-13%)	20mo	$250,000	$240	50
2770 W Lincoln #55	0.67mi	2/2.0 (-1)	1,040 (-13%)	2mo	$229,000	$220	39

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 · 0.57% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,904
• Equity at exit: $32,788

10-year hold

• IRR: 8.3%
• Equity multiple: 1.56×
• Total profit: $34,612
• Equity at exit: $19,013

Cash invested: $61,572 (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 92804

• Rents YoY: 0.6%
• Active inventory: 86
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,823 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $710

Break-even live

Break-even rent $1,924

Max offer price $219,900

Occupancy floor 70%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3070 W Del Monte Dr Anaheim, CA	1.0–2.0	1.0	858	$2,650	$3.09	1d	5	0.11mi
120 S Grand Ave Unit 84 Anaheim, CA	2.0	1.0	875	$2,725	$3.11	1d	1	0.17mi
2970 W Orange Ave Unit B028 Anaheim, CA	2.0	2.0	1100	$2,880	$2.62	17d	1	0.35mi
181 N Richmont Dr Anaheim, CA	2.0	2.0	1150	$2,850	$2.48	3d	1	0.42mi
181 N Richmont Dr Anaheim, CA	2.0	2.0	1150	$2,850	$2.48	13d	1	0.42mi
2828 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0–1.5	870	$2,550	$2.93	1d	4	0.52mi
111 N Western Ave Anaheim, CA	1.0–2.0	1.0	846	$2,140	$2.53	1d	1	0.52mi
3233 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0–2.0	855	$2,700	$3.16	1d	5	0.52mi
3230 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0	750	$2,550	$3.40	1d	1	0.54mi
145 S Westchester Dr Anaheim, CA	1.0–2.0	1.0	800	$2,595	$3.24	1d	4	0.62mi
3300 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0–2.0	809	$2,800	$3.46	1d	3	0.66mi
8602 Western Ave Buena Park, CA	2.0	1.0	856	$2,445	$2.86	1d	5	0.69mi
125 N Syracuse St Anaheim, CA	1.0–2.0	1.0–1.5	910	$2,720	$2.99	1d	3	0.74mi
3401 W Del Monte Dr Anaheim, CA	2.0	1.0	880	$2,375	$2.70	1d	2	0.76mi
2726 W Lincoln Ave Anaheim, CA	2.0	2.5	1063	$3,195	$3.01	1d	1	0.81mi
120 N Syracuse St Anaheim, CA	1.0–2.0	1.0	771	$2,540	$3.29	1d	6	0.81mi
120 N Syracuse St Anaheim, CA	1.0–2.0	1.0–1.5	1075	$2,695	$2.51	15d	1	0.81mi
3354 W Orange Ave Anaheim, CA	2.0	1.0	1060	$2,400	$2.26	1d	1	0.83mi
2729 W Yale Ave Unit B Anaheim, CA	2.0	1.5	1057	$2,750	$2.60	2d	1	0.85mi
3428 W Orange Ave Anaheim, CA	1.0–2.0	1.0–2.0	800	$2,650	$3.31	1d	5	0.91mi
2880 W Ball Rd Anaheim, CA	1.0–2.0	1.0	894	$2,850	$3.19	1d	5	0.91mi
217 S Knott Ave Anaheim, CA	2.0	2.0	912	$2,450	$2.69	1d	1	0.94mi
7490 Santa Elena Dr Buena Park, CA	3.0	1.5	1409	$6,000	$4.26	1d	1	0.95mi
2828 W Ball Rd Unit D-10 Anaheim, CA	2.0	2.0	880	$2,805	$3.19	16d	1	0.97mi
2828 W Ball Rd Unit G-11 Anaheim, CA	2.0	2.0	880	$2,850	$3.24	16d	1	0.97mi
2828 W Ball Rd Unit N-36 Anaheim, CA	2.0	2.0	880	$2,795	$3.18	16d	1	0.97mi
3518 W Del Monte Dr Unit 7 Anaheim, CA	2.0	1.5	900	$2,195	$2.44	16d	1	0.97mi
2642 W Lincoln Ave Anaheim, CA	2.0	2.0	870	$2,510	$2.88	1d	5	0.98mi
2642 W Lincoln Ave Anaheim, CA	2.0	1.0–2.0	725	$2,559	$3.53	11d	6	0.98mi
2828 W Ball Rd Anaheim, CA	2.0	1.0–2.0	880	$2,760	$3.14	1d	3	0.98mi
704 S Knott Ave Anaheim, CA	2.0	1.0	880	$2,250	$2.56	1d	1	1.02mi
3601 W Orange Ave Anaheim, CA	2.0	1.0	900	$2,695	$2.99	1d	1	1.02mi
2771 W Ball Rd Anaheim, CA	2.0	1.5	900	$2,350	$2.61	1d	1	1.04mi
201 S Magnolia Ave Anaheim, CA	2.0	1.0–2.0	901	$2,695	$2.99	1d	3	1.06mi
7049 Fillmore Dr Buena Park, CA	3.0	2.0	1358	$3,995	$2.94	3d	1	1.06mi
7049 Fillmore Dr Buena Park, CA	3.0	2.0	1354	$3,995	$2.95	1d	1	1.06mi
729 S Knott Ave #127 Anaheim, CA	2.0	2.0	855	$2,875	$3.36	1d	1	1.10mi
3427 W Ball Rd Anaheim, CA	2.0	1.0	900	$2,350	$2.61	24d	1	1.14mi
3523 W Savanna St Unit 9 Anaheim, CA	2.0	1.0	800	$2,200	$2.75	7d	1	1.14mi
1235 Sharon Cir Unit 1231 F2 Anaheim, CA	2.0	2.0	910	$2,495	$2.74	15d	1	1.15mi

Listing history 18 events

1. 2026-06-18
   days on market $219,900 Active 91 DOM
2. 2026-06-17
   days on market $219,900 Active 90 DOM
3. 2026-06-16
   days on market $219,900 Active 89 DOM
4. 2026-06-15
   days on market $219,900 Active 88 DOM
5. 2026-06-13
   days on market $219,900 Active 86 DOM
6. 2026-06-13
   days on market $219,900 Active 85 DOM
7. 2026-06-09
   days on market $219,900 Active 82 DOM
8. 2026-06-08
   days on market $219,900 Active 81 DOM
9. 2026-06-07
   days on market $219,900 Active 80 DOM
10. 2026-06-04
    days on market $219,900 Active 77 DOM
11. 2026-06-03
    days on market $219,900 Active 76 DOM
12. 2026-06-02
    days on market $219,900 Active 75 DOM
13. 2026-06-01
    days on market $219,900 Active 74 DOM
14. 2026-05-31
    days on market $219,900 Active 73 DOM
15. 2026-04-29
    price $219,900
16. 2026-03-19
    listed $199,999 Active
17. 2011-09-27
    historical
18. 2011-05-24
    listed $65,000 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 5/10 Major FEMA zone X (shaded) · 62% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,872
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,710
• − Management: −$2,710
• − Depreciation: −$6,397
• Taxable income: $5,339
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $7,241/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: Centralia Elementary
• NCES district ID: 0608070
• Math proficiency: 59% ▲ 1.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $66,022
• Composite: 55.0/100
• National rank: #2782
• State rank: #213 of 1400 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): 83,537
• Household income: $76,141
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 5698.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Asian 27% White 20% Two or more races 17% Black 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1%
• Foreign-born: 40% · Canada, Vietnam, South Korea
• Languages at home: 37% English-only · Spanish 36% Vietnamese 13% Tagalog/Filipino 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: ▼ -875.49%
• Current HPI: 443.6764
• Rent YoY: ▲ 0.57%
• 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

+238.3% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $219,900 CRMLS
• 2026-03-19 Listed $199,999 CRMLS
• 2011-09-27 Listing Removed — CRMLS
• 2011-05-24 Listed $65,000 CRMLS

Property tax history

-2.5%/yr

Latest (2025): $367 · +2.4% YoY. Source: county tax records.