1201 W Valencia Dr #13 · Fullerton, CA 92833

$265,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 11 Days on market

Manufactured home Built 1969 28 ac lot Est $238k · 11% over

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Why this score? — see what drove the F 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 +11.6/30.0
• Schools +5.1/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated mobile home in Rancho Fullerton, 55+ Senior community. Immaculate condition with plenty of storage space. The spacious deck is one of many attractions that is a relax place to have tea or coffee. Completely renovated in 2017 includes white kitchen cabinets with granite counter tops, laminate flooring throughout, drywall, double paned windows, interior paint, new toilets and sink in bathroom, light fixtures, ceiling fans, new heater in 2018, and new water heater in 2019. The master bath is converted into a walking closet and also has a side by side closet with mirror doors. The 2nd bedroom is being used as an office. Spacious living room has enough space to use as an exercise room. Bright dining area over looking garden with natural light. Built-in storage cabinets plus a storage unit with wheels. Covered 2 car tandem carport. Fruit trees and many other trees. All kitchen appliances with refrigerator, washer/dryer, and portable a/c in master bedroom are included in the sale. Community pool, gym, and clubhouse. 1 pet under 25 lbs is allowed. Must See!!

Key facts

• Dual-pane windows
• Swimming pool
• Granite countertops

Tags

• LUXURY LAMINATE WOOD FLOORING
• UPDATED PRIMARY BATHROOM
• GRANITE COUNTERTOPS
• DUAL-PANE WINDOWS
• SPACIOUS COVERED PATIO
• SWIMMING POOL

Property features AI

Finance

• Other: Park name: Rancho Fullerton Mobile Home Estates; Manager approval required for residency
• Financial info: Land lease (monthly) collected by park
• HOA & community: Senior community; Onsite property management; Club house with meeting, card and billiard rooms; Gym / exercise room; Paddle tennis; Pool; Recreational multipurpose room; Street lighting; Pet rules with size limit; Weight limit; Park-managed land lease

Exterior

• Parking: Attached carport (2 spaces); Tandem covered parking; Driveway (concrete and asphalt); Guest parking; Common RV parking in the community
• Security: Smoke detector; Carbon monoxide detector(s)
• Utilities: Electricity on property / connected; Natural gas connected; Public/district water; Public sewer / sewer connected
• Home design: Single-story (one level); Entry at front and side of property; Entry level: 1; Mobile home model: Universal; Mobile home remains on site; Has a view
• Construction: Steel siding; Composition and elastomeric roof; Concrete perimeter foundation, raised
• Exterior features: Covered wood patio and open patio; Deck; Rain gutters; In-ground community heated spa; In-ground community heated pool; Storage building; Patio home setting; Paved surfaces

Interior

• Kitchen: Open to family room; Granite counters; Pots & pan drawers; Self-closing cabinet doors and drawers; Gas range; Self-cleaning oven; Microwave; Refrigerator; Garbage disposal; Vented exhaust fan; Gas water heater (unit)
• Bedrooms: All bedrooms on one level; Primary suite
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: One full bath; One 3/4 bath; Upgraded bathrooms; Walk-in shower and shower in tub options; Dual/multiple shower heads; Vanity area; Linen closet/storage; Main floor full bath; Exhaust fan(s)
• Heating & cooling: Wall heater; Wall/window cooling units
• Interior features: Ceiling fan; Open floor plan; Living room deck attached; Granite counters; Double pane and insulated windows with blinds and screens; Roller shields; No interior steps; Updated/remodeled condition; Turnkey, additions/alterations
• Laundry & utility: Inside laundry in a dedicated room; Washer and dryer included; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (16.6% below list).
• Recommended offer: $221k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 1.9% in Fullerton — 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 67/100 on livability (#328 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: health & safety D, crime D-, cost of living F.
• Fullerton Joint Union High (suburban): math 51% / reading 66% proficiency, ranked #82 of 517 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pacific Drive Elementary (594 students, 84% FRL); Nicolas Junior High (631 students, 89% FRL); Sunny Hills High (math 64% / reading 74%, grade B, #131 of 1,170 statewide, top 11%, 2,429 students, 49% FRL).
• Market conditions: Rents rising (+1.7%/yr); 64 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $144k; list at $265k implies a 85% gain — meaningful room to come down on a strong offer.

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 $221,108 (16.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $238,368
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 W Valencia Dr #87	0.00mi	2/2.0	1,248 (0%)	6mo	$255,000	$204	95
1201 W Valencia Dr #201	0.00mi	2/2.0	1,248 (0%)	7mo	$238,000	$191	94
1201 W Valencia Dr #207	0.00mi	3/2.0 (+1)	1,344 (+8%)	14mo	$240,000	$179	70

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 · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.31×
• Total profit: $-51,108
• Equity at exit: $39,512

10-year hold

• IRR: -15.9%
• Equity multiple: 0.16×
• Total profit: $-62,552
• Equity at exit: $22,912

Cash invested: $74,200 (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 92833

• Rents YoY: 1.7%
• Active inventory: 64
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,211 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-85

Break-even live

Break-even rent $2,318

Max offer price $252,758

Occupancy floor 99%

Sensitivity live

Price	-10% $99	-5% $7	+0% $-85	+5% $-176	+10% $-268
Rent	-10% $-259	-5% $-172	+0% $-85	+5% $3	+10% $90
Rate	-1.0pp $49	-0.5pp $-17	base $-85	+0.5pp $-153	+1.0pp $-223

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1156 W Valencia Dr Unit 1156-08-upstairs Fullerton, CA	2.0	1.0	918	$2,250	$2.45	0d	1	0.14mi
1304 W Commonwealth Ave Fullerton, CA	2.0	1.5	900	$2,500	$2.78	0d	1	0.14mi
211 N Florence Pl Unit A Fullerton, CA	1.0	1.0	764	$2,800	$3.66	0d	1	0.49mi
411 N Euclid St Fullerton, CA	1.0	1.0	704	$2,225	$3.16	0d	3	0.50mi
600 W Commonwealth Ave Fullerton, CA	3.0	1.0–2.0	1002	$3,832	$3.82	0d	21	0.60mi
524 W Williamson Ave Apt 6 Fullerton, CA	2.0	1.0	850	$2,595	$3.05	17d	1	0.68mi
1124 W Woodcrest Ave Fullerton, CA	3.0	2.0	1476	$4,500	$3.05	0d	1	0.68mi
1655 W Malvern Ave Unit 1655-06 Fullerton, CA	2.0	1.0	850	$2,395	$2.82	0d	1	0.69mi
547 W Wilshire Ave Fullerton, CA	1.0	1.0	864	$2,500	$2.89	0d	1	0.70mi
413 Adlena Dr Fullerton, CA	3.0	1.0	901	$3,400	$3.77	0d	1	0.70mi
1737 W Jacaranda Pl Fullerton, CA	3.0	1.0	958	$3,500	$3.65	0d	1	0.72mi
1612 W Hill Ave Fullerton, CA	3.0	2.0	1453	$3,500	$2.41	26d	1	0.78mi
1601 W Orangethorpe Ave Fullerton, CA	1.0–2.0	1.0	887	$2,080	$2.34	0d	1	0.79mi
443 W Valencia Dr Apt B Fullerton, CA	2.0	1.5	938	$2,500	$2.67	0d	1	0.82mi
1835 West Ave Unit 9 Fullerton, CA	2.0	2.0	750	$2,495	$3.33	0d	1	0.85mi
630 Bridgeport Cir #8 Fullerton, CA	2.0	1.0	704	$2,475	$3.52	0d	1	0.92mi
525 W Woodcrest Ave Fullerton, CA	2.0	1.0	800	$2,500	$3.12	20d	1	0.94mi
331 W Whiting Ave Fullerton, CA	3.0	1.0	1490	$2,350	$1.58	13d	1	0.99mi
1311 S Highland Ave Fullerton, CA	1.0–2.0	1.0–2.0	826	$2,050	$2.48	3d	1	1.14mi
206 W Whiting Ave Fullerton, CA	1.0	1.0	700	$2,395	$3.42	3d	1	1.15mi
1236 N Dresden Pl Unit C Anaheim, CA	2.0	1.0	800	$2,750	$3.44	0d	1	1.16mi
127 W Valencia Dr Unit A Fullerton, CA	3.0	2.0	1000	$3,500	$3.50	0d	1	1.18mi
125 W Valencia Dr Unit A Fullerton, CA	3.0	1.0	1100	$3,400	$3.09	0d	1	1.18mi
141 W Wilshire Ave Fullerton, CA	1.0–2.0	1.0–2.5	910	$3,207	$3.52	0d	5	1.20mi
1750 W Romneya Dr Anaheim, CA	2.0	1.0–2.0	830	$2,700	$3.25	0d	1	1.25mi
1501 S Highland Ave Unit 1551O Fullerton, CA	2.0	2.0	950	$2,795	$2.94	22d	1	1.32mi
1501 S Highland Ave Unit 1631M Fullerton, CA	2.0	1.0	850	$2,780	$3.27	0d	1	1.32mi
1501 S Highland Ave Unit 1551N Fullerton, CA	2.0	1.0	850	$2,900	$3.41	0d	1	1.32mi
1501 S Highland Ave Unit 1611O Fullerton, CA	2.0	2.0	950	$2,885	$3.04	0d	1	1.32mi
1501 S Highland Ave Unit 1601G Fullerton, CA	2.0	2.0	950	$2,970	$3.13	27d	1	1.32mi
1501 S Highland Ave Unit 1571M Fullerton, CA	2.0	1.0	850	$2,745	$3.23	0d	1	1.32mi
1501 S Highland Ave Unit 1541K Fullerton, CA	2.0	2.0	950	$2,905	$3.06	0d	1	1.32mi
1480 S Highland Ave Fullerton, CA	2.0	1.0–2.0	792	$3,110	$3.92	26d	4	1.33mi
1113 S Pine Dr Fullerton, CA	3.0	1.5	1069	$3,900	$3.65	8d	1	1.33mi
130 E Chapman Ave Fullerton, CA	1.0–2.0	1.0–2.0	910	$2,694	$2.96	0d	4	1.37mi
1138 N Euclid St Anaheim, CA	3.0	2.5	1492	$3,750	$2.51	26d	1	1.37mi
1560 S Highland Ave Fullerton, CA	1.0	1.0	790	$2,250	$2.85	22d	1	1.38mi
1001 Starbuck St Fullerton, CA	1.0–3.0	1.0–2.0	1008	$3,696	$3.67	0d	17	1.42mi
2400 W Commonwealth Ave Unit C Fullerton, CA	3.0	3.0	1000	$3,300	$3.30	0d	1	1.46mi
1024 W Romneya Dr Anaheim, CA	2.0–3.0	2.0	1241	$2,995	$2.41	0d	9	1.46mi

Listing history 9 events

1. 2026-06-22
   days on market $265,000 Active 11 DOM
2. 2026-06-21
   days on market $265,000 Active 10 DOM
3. 2026-06-18
   days on market $265,000 Active 7 DOM
4. 2026-06-17
   days on market $265,000 Active 6 DOM
5. 2026-06-16
   days on market $265,000 Active 5 DOM
6. 2026-06-15
   days on market $265,000 Active 4 DOM
7. 2026-06-13
   days on market $265,000 Active 2 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   listed $265,000 Active 1 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 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥92°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: $26,533
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$7,709
• Taxable loss: −$5,566
• Est. tax savings @ 24.0%: +$1,336
• After-tax cash flow: $320/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: Fullerton Joint Union High
• NCES district ID: 0614760
• Math proficiency: 51% ▲ 7.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $66,666
• Composite: 51.37/100
• National rank: #1735
• State rank: #82 of 517 in CA

Livability — Fullerton

• Score: 67/100
• State rank: #328
• US rank: #11149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fullerton, CA
• County: Orange County · 3,096,323 people
• City population: 140,763
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 51,842
• Household income: $114,176
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2530.0

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 40% Asian 35% White 20% Two or more races 15% Black 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 36% · South Korea, Canada, China
• Languages at home: 46% English-only · Spanish 24% Korean 20% Other Indo-European 2%

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: ▼ -917.00%
• Current HPI: 351.652
• Rent YoY: ▲ 1.72%
• 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

+77.9% since first listed

4 events — show timeline

• 2026-06-11 Listed $265,000 CRMLS
• 2021-08-31 Sold (MLS) $143,500 CRMLS
• 2021-08-11 Pending — CRMLS
• 2021-07-26 Listed $149,000 CRMLS

Property tax history

-14.8%/yr

Latest (2025): $12 · +2.1% YoY. Source: county tax records.