7887 Lampson Ave #10 · Stanton, CA 92841

$149,000

2 bd · 2.0 ba · 800 sqft · Manufactured · 18 Days on market

Built 2002

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a cozy turnkey mobile home offering 2 bedrooms & 2 bathrooms. This home is located in a FAMILY PARK (ALL AGES). Upgraded kitchen with re-painted cabinets, stainless steel sink & laminate floor. Freshly interior & exterior paint. Both bathrooms have new lighting, fixtures, vanities. All double-paned windows. There are 2 parking spaces. Community features include: pool, BBQ area, club house and kids playground. It is closed to freeways, major shopping centers, restaurants, fitness clubs. ..

Key facts

• 2 parking spots
• Community pool
• Built 2002

Property features AI

Finance

• Other: Body type: Double (multi-unit); Directions: Turn into the park, take 1st right then 1st left; unit is on the left
• HOA & community: Land lease at park: $2,185 monthly; Community features include street lighting; Manager approval required; pets allowed with breed restrictions

Exterior

• Parking: One uncovered space; One carport space (carport); Total 2 parking spaces; Park name: Garden Terrace
• Security: Smoke detector; Carbon monoxide detector
• Utilities: Public/district water; Public sewer; Natural gas available and connected; Electricity available and connected; Water connected; Sewer available and connected
• Home design: Single-story; Mobile home remains on site (20 ft x 40 ft); Turnkey condition; Entry level: 1; Access via city streets; Paved road frontage
• Construction: Shingle roof; Masonite exterior and skirt; Pillar/post/pier foundation; Built year per public records
• Exterior features: Awning; Community pool; One shed; Level with street lot

Interior

• Kitchen: Remodeled kitchen; Garbage disposal; Refrigerator; Vented exhaust fan; Free-standing range; Gas range and gas oven; Water heater unit
• Bedrooms: Primary bedroom (main level)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Walk-in shower
• Heating & cooling: Central furnace (heating)
• Interior features: Ceiling fan; Cathedral/vaulted ceilings; No interior steps (accessible); Front door entry
• Laundry & utility: Washer included; Dryer included; Washer hookup; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $971 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 2.5% in Stanton — 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 63/100 on livability (#468 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools C-, amenities D, health & safety D.
• Garden Grove Unified (suburban): math 38% / reading 65% proficiency, ranked #132 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 41 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 36% of the median local income ($84k/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 $4k 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 + 0.5% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask is 86% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $146,765 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.70% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.92%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.54% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.76×
• Total profit: $31,603
• Equity at exit: $22,216

10-year hold

• IRR: 25.8%
• Equity multiple: 3.00×
• Total profit: $83,390
• Equity at exit: $12,883

Cash invested: $41,720 (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 92841

• Rents YoY: 0.5%
• Active inventory: 41
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,532 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $971

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 57%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12345 Beach Blvd Stanton, CA	2.0	1.0–2.0	765	$3,675	$4.80	2d	35	0.13mi
7972 Lampson Ave Garden Grove, CA	1.0	1.0	640	$2,152	$3.36	7d	2	0.17mi
12221 Beach Blvd Garden Grove, CA	1.0–2.0	1.0–2.0	900	$2,825	$3.14	15d	6	0.18mi
7802 Samura Pl Garden Grove, CA	1.0–2.0	1.0	869	$2,465	$2.84	2d	4	0.23mi
7732 Chapman Ave Unit 6 Garden Grove, CA	2.0	1.0	812	$2,395	$2.95	44d	1	0.37mi
7732 Chapman Ave Unit 4 Garden Grove, CA	2.0	1.0	812	$2,395	$2.95	7d	1	0.38mi
7722 Chapman Ave Unit 2 Garden Grove, CA	2.0	1.0	812	$2,395	$2.95	25d	1	0.38mi
12381 Arrowhead St Stanton, CA	1.0–2.0	1.0	1000	$2,568	$2.57	21d	1	0.43mi
12680 Briarglen Loop Stanton, CA	2.0	1.5	1000	$2,195	$2.19	44d	1	0.43mi
8331 Lampson Ave Garden Grove, CA	1.0	1.0	691	$2,095	$3.03	25d	1	0.47mi
8300 Chapman Ave Stanton, CA	1.0–2.0	1.0	860	$2,545	$2.96	2d	9	0.48mi
8052 Fillmore Dr Apt 3 Stanton, CA	2.0	1.5	1000	$2,250	$2.25	2d	1	0.50mi
12662 Dale St Garden Grove, CA	1.0	1.0	771	$2,095	$2.72	22d	1	0.71mi
8620 Lampson Ave Unit 6 Garden Grove, CA	1.0	1.0	650	$2,100	$3.23	44d	1	0.75mi
12621 Adelle St Garden Grove, CA	2.0	2.0	900	$2,650	$2.94	20d	1	0.79mi
12901 Dale St Garden Grove, CA	1.0–2.0	1.0	876	$2,707	$3.09	2d	6	0.82mi
13051 Monroe St Unit C Garden Grove, CA	2.0	2.0	1100	$2,700	$2.45	1d	1	0.86mi
8160 Orangewood Ave Unit 8168 2 Stanton, CA	1.0	1.0	633	$1,750	$2.76	44d	1	0.91mi
8160 Orangewood Ave Unit 5 Stanton, CA	1.0	1.0	630	$1,825	$2.90	25d	1	0.91mi
8160 Orangewood Ave Unit 8168-6 Stanton, CA	1.0	1.0	633	$1,825	$2.88	7d	1	0.91mi
8168 Orangewood Ave Unit 6 Stanton, CA	1.0	1.0	633	$1,825	$2.88	6d	1	0.92mi
8168 Orangewood Ave Unit 2 Stanton, CA	1.0	1.0	633	$1,750	$2.76	44d	1	0.92mi
12893 Adelle St Unit 1 Garden Grove, CA	1.0	1.0	550	$2,450	$4.45	19d	1	0.92mi
7051 Natal Dr Westminster, CA	1.0–2.0	1.0	740	$2,680	$3.62	1d	2	0.94mi
8171 Orangewood Ave Stanton, CA	2.0	2.0	800	$2,800	$3.50	18d	1	0.94mi
13171 Monroe St Garden Grove, CA	2.0	2.0	988	$2,795	$2.83	1d	1	0.97mi
6971 Knollcrest Ln #50 Garden Grove, CA	2.0	1.0	1000	$2,995	$3.00	44d	1	0.99mi
7731 Trask Ave Westminster, CA	2.0	1.0	960	$2,595	$2.70	1d	2	1.07mi
11565 Wasco Rd Garden Grove, CA	2.0	1.5	700	$2,795	$3.99	44d	1	1.07mi
7684 Ruthann Ave Stanton, CA	3.0	2.0	1000	$3,650	$3.65	3d	1	1.10mi
7211 Trask Ave Unit 7211-A Westminster, CA	2.0	1.5	1100	$2,595	$2.36	1d	1	1.22mi
13091 Yockey St Garden Grove, CA	1.0–3.0	1.0–2.0	1035	$2,672	$2.58	1d	3	1.26mi
11250 Dale St Garden Grove, CA	1.0–2.0	1.0–2.0	848	$2,710	$3.20	2d	9	1.28mi
8520 Gloria Ave Garden Grove, CA	1.0–2.0	1.0	762	$2,450	$3.21	1d	4	1.35mi
7622 Katella Ave Stanton, CA	2.0	1.0–2.0	691	$2,183	$3.16	3d	20	1.35mi
9151 Chapman Ave Garden Grove, CA	1.0	1.0	600	$1,950	$3.25	18d	2	1.36mi
7152 Fenway Dr Westminster, CA	1.0	1.0	766	$2,250	$2.94	24d	1	1.40mi
13292 Yockey St Unit 23 Garden Grove, CA	1.0	1.0	750	$1,995	$2.66	17d	1	1.42mi
10893 Date St Stanton, CA	2.0	2.0	660	$2,500	$3.79	24d	1	1.47mi
13751 Cherry St Unit 4 Westminster, CA	2.0	1.0	700	$2,395	$3.42	1d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $149,000 Active 18 DOM
2. 2026-06-17
   days on market $149,000 Active 17 DOM
3. 2026-06-16
   days on market $149,000 Active 16 DOM
4. 2026-06-15
   days on market $149,000 Active 15 DOM
5. 2026-06-13
   days on market $149,000 Active 13 DOM
6. 2026-06-13
   days on market $149,000 Active 12 DOM
7. 2026-06-09
   days on market $149,000 Active 9 DOM
8. 2026-06-08
   days on market $149,000 Active 8 DOM
9. 2026-06-07
   days on market $149,000 Active 7 DOM
10. 2026-06-04
    days on market $149,000 Active 4 DOM
11. 2026-06-03
    days on market $149,000 Active 3 DOM
12. 2026-06-02
    days on market $149,000 Active 2 DOM
13. 2026-05-31
    statusdays on market $149,000 Active 1 DOM
14. 2026-05-31
    remarks 510-char remark
15. 2026-05-31
    days on market $149,000 Coming Soon 2 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 23 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: $30,386
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,431
• − Management: −$2,431
• − Depreciation: −$4,335
• Taxable income: $9,864
• Est. tax owed @ 24.0%: −$2,367
• After-tax cash flow: $9,281/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: Garden Grove Unified
• NCES district ID: 0614880
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 65% ▲ 4.00%
• Median HH income: $60,089
• Composite: 44.89/100
• National rank: #2715
• State rank: #132 of 517 in CA

Livability — Stanton

• Score: 63/100
• State rank: #468
• US rank: #15945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, CA
• County: Orange County · 3,096,323 people
• City population: 31,991
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 33,219
• Household income: $84,451
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1595.0

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 0.64)
• Race & ethnicity: Asian 47% Hispanic / Latino 34% White 15% Two or more races 10%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Portuguese 1%
• Foreign-born: 48% · Vietnam, Canada, South Korea
• Languages at home: 30% English-only · Vietnamese 35% Spanish 26% Korean 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: ▼ -777.50%
• Current HPI: 452.123
• Rent YoY: ▲ 0.54%
• 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

+129.6% since first listed

18 events — show timeline

• 2026-05-29 Coming Soon $149,000 CRMLS
• 2019-03-02 Listing Removed — CRMLS
• 2019-02-07 Price Changed $69,900 CRMLS
• 2018-09-16 Listed $79,900 CRMLS
• 2010-08-04 Listing Removed — CRMLS
• 2010-06-03 Price Changed $39,750 CRMLS
• 2010-03-29 Price Changed $46,500 CRMLS
• 2010-02-27 Listed $49,000 CRMLS
• 2010-01-06 Delisted — CRMLS
• 2010-01-05 Relisted — CRMLS
• 2009-12-15 Delisted — CRMLS
• 2009-12-14 Relisted — CRMLS
• 2009-11-30 Delisted — CRMLS
• 2009-11-24 Relisted — CRMLS
• 2009-10-27 Delisted — CRMLS
• 2009-10-02 Price Changed $52,000 CRMLS
• 2009-09-16 Price Changed $58,000 CRMLS
• 2009-07-31 Listed $64,900 CRMLS

Property tax history

-2.5%/yr

Latest (2025): $220 · -0.1% YoY. Source: county tax records.