9080 Bloomfield #108 · Cypress, CA 90630

$190,000

3 bd · 2.0 ba · 1,322 sqft · Manufactured · 80 Days on market

Built 2021 Fair condition 30 ac lot Est $178k · 6% over ↓ 16% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.2/10.0
• ARV discount +4.6/15.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This gorgeous Mobile/manufactured is in a nice Park Community, home has 3 bedrooms, 2 bathrooms it has open floor plan with sjylight in the kitchen, this one is spacious with laguna cabinets, laminate counters. all bedrooms have ceiling fans. This cozy home has nice back yard area to relax or enjoy with friends. It is walking distance of both elementary and junior high schools. Carport parking for 3 mid-sized cars/ The Park offers pool, party center and play ground. Come and check it out!

Key facts

• Open floor plan
• Ceiling fans
• Laguna cabinets

Tags

• OPEN FLOOR PLAN
• SKYLIGHT IN KITCHEN
• LAGUNA CABINETS
• LAMINATE COUNTERS
• CEILING FANS
• BACK YARD AREA

Property features AI

Finance

• Other: Lot features: 0-1 unit per acre; Lot size source: Assessor's data
• Financial info: Monthly land lease: $2,100
• HOA & community: Community playground; Manager approval required for park residency

Exterior

• Parking: Carport; Parking available; Located in Lincoln Center Mobile Park
• Utilities: Public/district water; Public sewer; Standard electric service; Telephone available in street; Natural gas available; Electricity available
• Home design: Mobile home (11' x 44'); Single story; Has view
• Construction: Shingle roof; Drywall walls; Mobile home remains on site; Year built per assessor
• Exterior features: Community pool; Suburban community

Interior

• Kitchen: Gas oven; Appliances included
• Bedrooms: Bedrooms located on main level
• Bathrooms: Two full bathrooms; Shower(s)
• Heating & cooling: Wall/window cooling
• Interior features: One-level home; All bedrooms on ground level; Living room
• Laundry & utility: Laundry inside; 220V outlet in laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 2.2% in Cypress — 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 74/100 on livability (#141 in CA, #4,900 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, commute A; Watch: health & safety D, cost of living F.
• Cypress Elementary (suburban): math 67% / reading 69% proficiency, ranked #117 of 1,400 in CA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 70 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 32% of the median local income ($130k/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 + 1.7% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Risks & watch-outs

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

Recommended offer $178,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.82% ✓
• Cap rate: 16.29%
• Cash-on-cash: 35.69%
• DSCR: 2.59
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $178,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9080 Bloomfield Ave #230	0.00mi	3/2.0	1,272 (-4%)	1mo	$159,900	$126	92
9080 Bloomfield Ave #209	0.00mi	3/2.0	1,248 (-6%)	3mo	$129,000	$103	88
9080 Bloomfield Ave #237	0.00mi	3/2.0	1,408 (+6%)	4mo	$130,000	$92	86
9080 Bloomfield Ave #22	0.00mi	4/2.0 (+1)	1,344 (+2%)	10mo	$185,000	$138	84
9080 Bloomfield Ave #193	0.00mi	3/2.0	1,248 (-6%)	10mo	$165,000	$132	83
9080 Bloomfield Ave #122	0.00mi	3/2.0	1,248 (-6%)	10mo	$168,000	$135	82
22221 Bloomfield Ave #47	0.26mi	2/2.0 (-1)	1,344 (+2%)	1mo	$275,000	$205	79
22221 Bloomfield #11	0.26mi	2/2.0 (-1)	1,344 (+2%)	3mo	$200,000	$149	78
9080 Bloomfield Ave #141	0.00mi	4/2.0 (+1)	1,431 (+8%)	8mo	$155,000	$108	74
9080 Bloomfield Ave #192	0.12mi	3/2.0	1,434 (+8%)	11mo	$218,000	$152	71
9080 Bloomfield Ave #213	0.00mi	3/2.0	1,170 (-12%)	12mo	$185,000	$158	71
9080 Bloomfield Ave #46	0.00mi	4/2.0 (+1)	1,440 (+9%)	14mo	$190,000	$132	69

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 · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 2.23×
• Total profit: $65,430
• Equity at exit: $28,330

10-year hold

• IRR: 36.5%
• Equity multiple: 4.17×
• Total profit: $168,533
• Equity at exit: $16,428

Cash invested: $53,200 (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 90630

• Rents YoY: 1.7%
• Active inventory: 70
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,465 high
• Mortgage (P&I): −$996
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $1,582

Break-even live

Break-even rent $1,462

Max offer price $190,000

Occupancy floor 49%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4455 Casa Grande Cir Cypress, CA	1.0–2.0	1.0–1.5	811	$2,837	$3.50	1d	6	0.20mi
4550 Lincoln Ave Cypress, CA	1.0–2.0	1.0–2.0	860	$3,225	$3.75	1d	3	0.36mi
8381 E Blithedale St Long Beach, CA	3.0	2.0	1314	$3,600	$2.74	2d	1	0.50mi
12750 Centralia St Lakewood, CA	2.0	1.0–1.5	1056	$3,350	$3.17	3d	2	0.52mi
12750 Centralia St #43 Lakewood, CA	2.0	1.5	1056	$3,500	$3.31	17d	1	0.55mi
9424 Ethel St Cypress, CA	3.0	2.5	1780	$4,300	$2.42	15d	1	0.65mi
9306 Gregory St Cypress, CA	3.0	2.5	1840	$4,500	$2.45	18d	1	0.66mi
22003 Belshire Ave #9 Hawaiian Gardens, CA	2.0	2.0	1140	$2,900	$2.54	43d	1	0.66mi
4801 Merten Ave Cypress, CA	3.0	2.0	1500	$3,875	$2.58	1d	1	0.70mi
4812 Grace Ave Unit C Cypress, CA	2.0	2.0	900	$2,395	$2.66	13d	1	0.80mi
8120 E Turbo St Long Beach, CA	3.0	1.5	1120	$3,900	$3.48	43d	1	0.81mi
8561 Belmont St Unit 6 Cypress, CA	3.0	2.5	1265	$3,695	$2.92	1d	1	0.85mi
8561 Belmont St Unit 7 Cypress, CA	3.0	2.0	1320	$4,145	$3.14	10d	1	0.85mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	2d	1	0.98mi
21526 Juan Ave Hawaiian Gardens, CA	2.0	2.0	1200	$3,000	$2.50	24d	1	0.99mi
4646 Larwin Ave Cypress, CA	4.0	2.5	1562	$3,800	$2.43	1d	1	1.01mi
12050 226th St Hawaiian Gardens, CA	3.0	2.0	1063	$3,100	$2.92	43d	1	1.03mi
12610 Vandemere St Lakewood, CA	3.0	2.0	1056	$8,250	$7.81	1d	1	1.05mi
10403 Stratton Ct Cypress, CA	4.0	2.5	1327	$3,600	$2.71	43d	1	1.21mi
12350 Del Amo Blvd Lakewood, CA	1.0–3.0	1.0–2.0	866	$3,173	$3.66	2d	27	1.24mi
5475 Villa Way #34 Cypress, CA	3.0	2.5	1374	$3,600	$2.62	2d	1	1.24mi
5477 Twin Lakes Dr Cypress, CA	2.0	1.0	1156	$2,495	$2.16	1d	1	1.25mi
4002 Bryant Ct Cypress, CA	3.0	1.5	1046	$3,400	$3.25	22d	1	1.25mi
10002 Saint Stephen Cir Cypress, CA	3.0	1.5	1205	$3,700	$3.07	17d	1	1.25mi
5524 Camp St Cypress, CA	4.0	3.0	1613	$4,200	$2.60	1d	1	1.29mi
8626 Watson St Unit 8650-E Cypress, CA	2.0	1.0	900	$2,350	$2.61	10d	1	1.29mi
8626 Watson St Unit 8644 Cypress, CA	2.0	1.0	900	$2,450	$2.72	1d	1	1.29mi
8791 Walker St Cypress, CA	1.0–2.0	1.0	830	$2,535	$3.05	1d	8	1.30mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	7d	1	1.31mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	24d	1	1.31mi
21525 Pioneer Blvd Lakewood, CA	2.0	2.0	910	$2,595	$2.85	43d	1	1.37mi
20726 Seine Ave Lakewood, CA	3.0	2.0	1354	$3,400	$2.51	20d	1	1.41mi
20810 Arline Ave Apt 14 Lakewood, CA	2.0	1.5	896	$2,495	$2.78	43d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $190,000 Active 80 DOM
2. 2026-06-17
   days on market $190,000 Active 79 DOM
3. 2026-06-16
   days on market $190,000 Active 78 DOM
4. 2026-06-15
   days on market $190,000 Active 77 DOM
5. 2026-06-13
   days on market $190,000 Active 75 DOM
6. 2026-06-13
   days on market $190,000 Active 74 DOM
7. 2026-06-09
   days on market $190,000 Active 71 DOM
8. 2026-06-08
   days on market $190,000 Active 70 DOM
9. 2026-06-07
   days on market $190,000 Active 69 DOM
10. 2026-06-04
    days on market $190,000 Active 66 DOM
11. 2026-06-03
    days on market $190,000 Active 65 DOM
12. 2026-06-02
    days on market $190,000 Active 64 DOM
13. 2026-06-01
    days on market $190,000 Active 63 DOM
14. 2026-05-31
    days on market $190,000 Active 62 DOM
15. 2026-03-30
    listed $190,000 Active
16. 2026-02-10
    listed $190,000 Active
17. 2025-01-12
    historical
18. 2024-10-15
    price $179,900
19. 2024-07-16
    listed $199,000 Active
20. 2023-11-13
    historical
21. 2023-05-17
    listed $209,000 Active
22. 2023-03-20
    historical
23. 2023-01-26
    listed $227,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $955 · $80/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$489/yr (+$41/mo · 51.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 24 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: $41,579
• − Mortgage interest: −$10,643
• − Property taxes: −$955
• − Insurance: −$950
• − Repairs & maintenance: −$3,326
• − Management: −$3,326
• − Depreciation: −$5,527
• Taxable income: $16,852
• Est. tax owed @ 24.0%: −$4,044
• After-tax cash flow: $14,942/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.

Condition & rehab AI · 4 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Exterior siding and interior walls need significant attention, while the concrete porch shows visible wear. Painting and replacing the porch would significantly enhance its curb appeal and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major concrete porch — Visible cracks and wear
• Major interior walls — Peeling paint

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace concrete porch — Improves durability and appearance
• Both Paint interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
concrete porch · Visible cracks and wear	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace concrete porch — Improves durability and appearance ↑
• Both Paint interior walls — Enhances interior appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cypress Elementary
• NCES district ID: 0610440
• Math proficiency: 67% ▲ 1.00%
• Reading proficiency: 69% ▲ 1.00%
• Median HH income: $83,769
• Composite: 62.21/100
• National rank: #1446
• State rank: #117 of 1400 in CA

Livability — Cypress

• Score: 74/100
• State rank: #141
• US rank: #4900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cypress, CA
• County: Orange County · 3,096,323 people
• City population: 49,318
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 49,318
• Household income: $130,154
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1431.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Asian 37% White 31% Hispanic / Latino 22% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Iranian 1% Italian 1%
• Foreign-born: 31% · South Korea, Canada, China
• Languages at home: 57% English-only · Spanish 12% Korean 11% Chinese 5%

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: ▼ -870.99%
• Current HPI: 402.6083
• Rent YoY: ▲ 1.69%
• 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

-16.3% since first listed

9 events — show timeline

• 2026-03-30 Listed $190,000 CRMLS
• 2026-02-10 Listed $190,000 CRMLS
• 2025-01-12 Listing Removed — CRMLS
• 2024-10-15 Price Changed $179,900 CRMLS
• 2024-07-16 Listed $199,000 CRMLS
• 2023-11-13 Listing Removed — CRMLS
• 2023-05-17 Listed $209,000 CRMLS
• 2023-03-20 Listing Removed — CRMLS
• 2023-01-26 Listed $227,000 CRMLS

Property tax history

+1.2%/yr

Latest (2025): $955 · +2.5% YoY. Source: county tax records.