14352 Beach Blvd #126 · Westminster, CA 92683

$165,000

3 bd · 2.0 ba · 946 sqft · Manufactured · 87 Days on market

Built 2002 1.14 ac lot Est $155k · 6% over ↓ 2% 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 +6.5/10.0
• ARV discount +4.6/15.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the modern living with this stunning 946 sf mobile home built 2002, nestled within a welcoming family park in Westminster. This residence boasts three bedrooms and two bathrooms, providing ample space for comfortable living. Enjoy the convenience of two enclosed parking spaces and revel in year-round comfort with central air conditioning. New exterior paint and front garden landscape. New AC controller, new bathroom fixture, new ceiling light and fan. Don't miss this opportunity to make this beautiful home yours!

Key facts

• New bathroom fixture
• New ceiling light
• New exterior paint

Tags

• CENTRAL AIR CONDITIONING
• NEW EXTERIOR PAINT
• FRONT GARDEN LANDSCAPE
• NEW AC CONTROLLER
• NEW BATHROOM FIXTURE
• NEW CEILING LIGHT

Property features AI

Finance

• Other: Located in Beach Blvd Cottages park; Built by Fleetwood Homes CA Inc; Near public transit
• Financial info: Monthly land lease approximately $2,094 (park)
• HOA & community: Land lease community (park-managed); Rent includes trash and pool; Community is suburban; Manager approval required; Pets allowed with breed restrictions; Sewer assessments

Exterior

• Parking: Attached garage; Carport attached; 2 parking spaces (2 garage spaces)
• Utilities: Public sewer; District/public water; Natural gas connected; Electricity connected; Sewer connected
• Home design: Single-story mobile home (model 8483B); Entry at level 1; One total story
• Construction: Mobile home remains on site; Mobile dimensions approximately 9 ft wide by 48 ft long; Year built source: public records
• Exterior features: Enclosed patio; Community pool

Interior

• Kitchen: Open to family room; Gas cooktop; Electric oven; Microwave; Refrigerator; Water heater unit
• Bedrooms: All bedrooms on main level
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: 2 full bathrooms; Bathtub; Shower in tub; Bidet; Dual/multiple shower heads; Vanity area
• Heating & cooling: Central cooling; Central furnace (natural gas)
• Interior features: Ceiling fan; Pantry; One-level home; Community spa
• Laundry & utility: Washer included; Dryer included; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 2.0% in Westminster — 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 62/100 on livability (#509 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: crime D-, amenities F, cost of living F.
• Huntington Beach Union High (suburban): math 65% / reading 82% proficiency, ranked #39 of 517 in CA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising (+2.0%/yr); 87 active listings in the ZIP; 30 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 40% of the median local income ($86k/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 $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 + 2.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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 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. 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: 1.74% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.41%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $155,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14352 Beach Blvd #126	0.00mi	3/2.0	946 (0%)	0mo	$155,000	$164	100
14352 Beach Blvd #18	0.02mi	2/2.0 (-1)	960 (+2%)	11mo	$119,000	$124	83
14352 Beach Blvd #96	0.02mi	2/2.0 (-1)	1,000 (+6%)	17mo	$110,000	$110	71
14352 Beach #66	0.10mi	2/2.0 (-1)	1,080 (+14%)	1mo	$125,000	$116	66
14272 Hoover St #101	0.47mi	3/2.0	944 (-0%)	14mo	$260,000	$275	66
14272 Hoover St	0.47mi	3/2.0	1,000 (+6%)	4mo	$210,000	$210	66
14272 Hoover St #126	0.47mi	3/2.0	940 (-1%)	16mo	$250,000	$266	63
14352 Beach Blvd #11	0.10mi	2/1.0 (-1)	1,000 (+6%)	19mo	$85,000	$85	61
14352 Beach Blvd #67	0.00mi	2/2.0 (-1)	1,038 (+10%)	23mo	$166,000	$160	60
14352 Beach Blvd #39	0.02mi	2/2.0 (-1)	1,040 (+10%)	24mo	$76,000	$73	58
14272 Hoover St #141	0.47mi	3/2.0	1,000 (+6%)	15mo	$220,000	$220	56
14272 HOOVER St #93	0.47mi	2/2.0 (-1)	960 (+2%)	24mo	$160,000	$167	51

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 · 2.01% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 1.92×
• Total profit: $42,582
• Equity at exit: $24,602

10-year hold

• IRR: 30.1%
• Equity multiple: 3.57×
• Total profit: $118,701
• Equity at exit: $14,266

Cash invested: $46,200 (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 92683

• Rents YoY: 2.0%
• Active inventory: 87
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,877 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $1,132

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 56%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7861 14th St Unit C Westminster, CA	2.0	2.0	925	$2,800	$3.03	1d	1	0.24mi
7861 14th St Westminster, CA	2.0	2.0	1025	$2,700	$2.63	2d	1	0.25mi
14332 Joyce Ave Westminster, CA	3.0	2.0	1100	$3,890	$3.54	1d	1	0.38mi
7643 14th St Westminster, CA	2.0	2.0	1002	$3,250	$3.24	1d	1	0.42mi
7661 Baylor Dr Westminster, CA	1.0–2.0	1.0	787	$2,400	$3.05	1d	2	0.49mi
13920 Hoover St Westminster, CA	2.0	1.0–2.0	645	$3,031	$4.70	1d	11	0.65mi
8631 Westminster Ave Garden Grove, CA	1.0–2.0	1.0	660	$2,489	$3.77	1d	9	0.72mi
8810 Hewitt Pl #22 Garden Grove, CA	2.0	2.5	1025	$3,200	$3.12	1d	1	0.93mi
7731 Trask Ave Westminster, CA	2.0	1.0	960	$2,595	$2.70	1d	2	0.98mi
14051 Locust St Unit 201 Westminster, CA	2.0	2.5	1019	$3,127	$3.07	15d	1	0.98mi
7012 Main St Westminster, CA	1.0–2.0	1.0	812	$2,395	$2.95	10d	5	1.01mi
13781 Cherry St Unit 2 Westminster, CA	2.0	1.0	1000	$2,300	$2.30	16d	1	1.02mi
13781 Cherry St Westminster, CA	2.0	1.0	1000	$2,300	$2.30	1d	1	1.02mi
7012 Main St Unit 7042-11 Westminster, CA	2.0	1.0	900	$2,395	$2.66	1d	1	1.02mi
7012 Main St Unit 7022-16 Westminster, CA	2.0	1.0	900	$2,395	$2.66	7d	1	1.02mi
7012 Main St Unit 7042-06 Westminster, CA	2.0	1.0	900	$2,395	$2.66	16d	1	1.02mi
13751 Cherry St Unit 3 Westminster, CA	2.0	1.0	800	$2,325	$2.91	1d	1	1.03mi
13751 Cherry St Unit 4 Westminster, CA	2.0	1.0	700	$2,395	$3.42	1d	1	1.03mi
13751 Cherry St Unit 6 Westminster, CA	2.0	1.0	700	$2,495	$3.56	1d	1	1.03mi
8520 Gloria Ave Garden Grove, CA	1.0–2.0	1.0	762	$2,450	$3.21	1d	4	1.03mi
13782 Locust St Westminster, CA	2.0	1.0	917	$2,765	$3.02	1d	2	1.07mi
13171 Monroe St Garden Grove, CA	2.0	2.0	988	$2,795	$2.83	1d	1	1.20mi
7211 Trask Ave Unit 7211-A Westminster, CA	2.0	1.5	1100	$2,595	$2.36	1d	1	1.21mi
8041 Worthy Dr Westminster, CA	2.0	1.0	900	$2,700	$3.00	1d	1	1.26mi
13051 Monroe St Unit C Garden Grove, CA	2.0	2.0	1100	$2,700	$2.45	1d	1	1.32mi
15200 Magnolia St Westminster, CA	1.0–2.0	1.0	762	$2,675	$3.51	1d	2	1.33mi
14523 Ontario Dr Westminster, CA	2.0	2.0	750	$2,600	$3.47	43d	1	1.35mi
13091 Yockey St Garden Grove, CA	1.0–3.0	1.0–2.0	1035	$3,295	$3.18	1d	3	1.45mi
12901 Dale St Garden Grove, CA	1.0–2.0	1.0	876	$2,707	$3.09	1d	6	1.46mi
15100 Moran St Westminster, CA	1.0–2.0	1.0–2.0	1204	$3,847	$3.19	1d	8	1.47mi

Listing history 16 events

1. 2026-06-09
   days on market $165,000 Active 87 DOM
2. 2026-06-08
   days on market $165,000 Active 86 DOM
3. 2026-06-07
   days on market $165,000 Active 85 DOM
4. 2026-06-04
   days on market $165,000 Active 82 DOM
5. 2026-06-03
   days on market $165,000 Active 81 DOM
6. 2026-06-02
   days on market $165,000 Active 80 DOM
7. 2026-06-01
   days on market $165,000 Active 79 DOM
8. 2026-05-31
   days on market $165,000 Active 78 DOM
9. 2026-04-19
   status Active
10. 2026-03-09
    historical
11. 2026-03-05
    price $165,000
12. 2026-02-01
    listed $171,000 Active
13. 2024-05-07
    status Active
14. 2024-05-07
    historical
15. 2024-04-20
    price $159,000
16. 2024-03-23
    listed $169,000 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥87°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: $34,519
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,762
• − Management: −$2,762
• − Depreciation: −$4,800
• Taxable income: $11,654
• Est. tax owed @ 24.0%: −$2,797
• After-tax cash flow: $10,790/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: Huntington Beach Union High
• NCES district ID: 0618060
• Math proficiency: 65% ▲ 17.00%
• Reading proficiency: 82% ▲ 8.00%
• Median HH income: $78,159
• Composite: 64.9/100
• National rank: #511
• State rank: #39 of 517 in CA

Livability — Westminster

• Score: 62/100
• State rank: #509
• US rank: #17242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westminster, CA
• County: Orange County · 3,096,323 people
• City population: 89,833
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 89,833
• Household income: $85,585
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 4639.0

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 51% Hispanic / Latino 24% White 20% Two or more races 9%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 46% · Vietnam, Canada, China
• Languages at home: 35% English-only · Vietnamese 40% Spanish 18% Chinese 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: ▼ -917.95%
• Current HPI: 410.3463
• Rent YoY: ▲ 2.01%
• 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

-2.4% since first listed

8 events — show timeline

• 2026-04-19 Relisted — CRMLS
• 2026-03-09 Listing Removed — CRMLS
• 2026-03-05 Price Changed $165,000 CRMLS
• 2026-02-01 Listed $171,000 CRMLS
• 2024-05-07 Relisted — CRMLS
• 2024-05-07 Listing Removed — CRMLS
• 2024-04-20 Price Changed $159,000 CRMLS
• 2024-03-23 Listed $169,000 CRMLS

Property tax history

-2.6%/yr

Latest (2025): $223 · +51.2% YoY. Source: county tax records.