804 Eucalyptus · Fountain Valley, CA 92708

$140,000

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 70 Days on market

Built 2001 19 ac lot Est $198k · 29% under ↓ 5% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.5/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 2 bath * * * living room & separate family room * * * Large home with plenty of space * * * formal dining room * * * walk-in closet. Excellent senior community with low space rent.

Key facts

• Formal dining room
• Walk-in closet
• Living room

Tags

• LIVING ROOM
• SEPARATE FAMILY ROOM
• FORMAL DINING ROOM
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Senior community; Suburban setting; Land lease: $1,950 per month (park)

Exterior

• Parking: Located in Rancho Ls Siesta park
• Utilities: Public sewer; District/Public water
• Home design: Single-story home; Mobile home remains (27 ft × 60 ft)
• Construction: Year built: estimated
• Exterior features: Community pool; Level with street lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Entry on level 1
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.5% vs local median 2.0% in Fountain Valley — 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 64/100 on livability (#403 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, schools A, crime B; Watch: commute F, cost of living F, health & safety 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 (+3.1%/yr); 57 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).
• At $4,358/mo this rent would consume 45% of the median local household income ($115k/yr) (locally 1924% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 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 + 3.1% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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. 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?
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: 3.11% ✓
• Cap rate: 27.51%
• Cash-on-cash: 75.78%
• DSCR: 4.37
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $198,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Gold Finch Ln	0.10mi	3/2.0	1,506 (-6%)	1mo	$240,000	$159	85
310 Magpie	0.17mi	3/2.0	1,440 (-10%)	2mo	$195,000	$135	74
209 Road Runner	0.34mi	3/2.0	1,512 (-6%)	2mo	$165,000	$109	73
715 Catalpa Ln	0.05mi	2/2.0 (-1)	1,440 (-10%)	6mo	$125,000	$87	71
105 Crow Ln	0.42mi	3/2.0	1,566 (-2%)	9mo	$212,000	$135	70
138 Sumac	0.36mi	4/2.0 (+1)	1,566 (-2%)	6mo	$225,000	$144	70
108 Pigeon Ln	0.43mi	3/2.0	1,512 (-6%)	5mo	$170,000	$112	66
127 Sumac Ln	0.38mi	4/2.0 (+1)	1,674 (+5%)	6mo	$180,000	$108	65
101 Parrot Ln	0.45mi	3/2.0	1,724 (+8%)	3mo	$207,000	$120	64
9320 Talbert Ave #210	0.39mi	3/2.0	1,680 (+5%)	13mo	$280,000	$167	63
203 Parrot Ln	0.38mi	3/2.0	1,440 (-10%)	8mo	$170,000	$118	59
124 Sumac Ln	0.36mi	4/2.0 (+1)	1,419 (-11%)	11mo	$176,000	$124	50

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 75.8%
• Equity multiple: 4.46×
• Total profit: $135,569
• Equity at exit: $20,874

10-year hold

• IRR: 79.5%
• Equity multiple: 9.25×
• Total profit: $323,500
• Equity at exit: $12,105

Cash invested: $39,200 (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 92708

• Rents YoY: 3.1%
• Active inventory: 57
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $4,358 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$915
• Net cashflow: $2,475

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 38%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18236 Sanmian Ct Fountain Valley, CA	3.0	3.0	1690	$4,100	$2.43	22d	1	0.08mi
9595 Toucan Ave Fountain Valley, CA	3.0	2.5	1548	$4,200	$2.71	17d	1	0.16mi
9704 Lark Cir Fountain Valley, CA	4.0	2.5	1528	$4,600	$3.01	22d	1	0.29mi
9213 El Tango Cir Fountain Valley, CA	3.0	3.0	1670	$4,800	$2.87	1d	1	0.60mi
18229 Olympic Ct Fountain Valley, CA	3.0	2.0	1144	$4,300	$3.76	1d	1	0.61mi
17698 Locust St Fountain Valley, CA	4.0	2.0	2014	$7,000	$3.48	2d	1	0.61mi
18131 S 3rd St Fountain Valley, CA	3.0	2.0	1254	$5,000	$3.99	1d	1	0.65mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	15d	1	0.66mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	17d	1	0.66mi
9580 El Rey Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	908	$3,469	$3.82	1d	10	0.75mi
10441 Slater Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	911	$3,167	$3.48	1d	23	1.02mi
8579 Volga River Cir Fountain Valley, CA	3.0	2.0	1425	$3,500	$2.46	24d	1	1.14mi
17025 Buttonwood St Fountain Valley, CA	3.0	2.0	1805	$4,999	$2.77	11d	1	1.17mi
9021 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1818	$5,750	$3.16	1d	1	1.22mi
18091 Newland St Huntington Beach, CA	4.0	2.0	1200	$5,950	$4.96	1d	1	1.24mi
9022 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1868	$4,995	$2.67	24d	1	1.25mi
18341 Gum Tree Ln Huntington Beach, CA	3.0	2.5	1658	$4,500	$2.71	3d	1	1.33mi
19343 McLaren Ln Huntington Beach, CA	3.0	2.0	1654	$4,000	$2.42	24d	1	1.39mi
16708 Redwood St Fountain Valley, CA	4.0	4.0	1838	$7,500	$4.08	2d	1	1.48mi
11027 Slater Ave Fountain Valley, CA	2.0	1.5	1200	$3,200	$2.67	3d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $140,000 Active 70 DOM
2. 2026-06-17
   days on market $140,000 Active 69 DOM
3. 2026-06-16
   days on market $140,000 Active 68 DOM
4. 2026-06-15
   days on market $140,000 Active 67 DOM
5. 2026-06-13
   days on market $140,000 Active 65 DOM
6. 2026-06-13
   pricedays on market $140,000 Active 64 DOM
7. 2026-06-09
   days on market $148,000 Active 61 DOM
8. 2026-06-08
   days on market $148,000 Active 60 DOM
9. 2026-06-07
   days on market $148,000 Active 59 DOM
10. 2026-06-04
    days on market $148,000 Active 56 DOM
11. 2026-06-03
    days on market $148,000 Active 55 DOM
12. 2026-06-02
    days on market $148,000 Active 54 DOM
13. 2026-06-01
    days on market $148,000 Active 53 DOM
14. 2026-05-31
    days on market $148,000 Active 52 DOM
15. 2026-05-21
    price $148,000
16. 2026-05-21
    price $1,448,000
17. 2026-04-09
    listed $155,000 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 3/10 Moderate FEMA zone X · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥86°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,298
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$4,184
• − Management: −$4,184
• − Depreciation: −$4,073
• Taxable income: $29,215
• Est. tax owed @ 24.0%: −$7,012
• After-tax cash flow: $22,694/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 — Fountain Valley

• Score: 64/100
• State rank: #403
• US rank: #13744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountain Valley, CA
• County: Orange County · 3,096,323 people
• City population: 56,258
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 56,258
• Household income: $115,237
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1924.0

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 0.69)
• Race & ethnicity: White 38% Asian 37% Hispanic / Latino 17% Two or more races 13% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 2% Romanian 1% Lithuanian 1%
• Foreign-born: 32% · Vietnam, Canada, China
• Languages at home: 54% English-only · Vietnamese 22% Spanish 10% Arabic 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: ▼ -928.61%
• Current HPI: 462.4337
• Rent YoY: ▲ 3.12%
• 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

-4.5% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $148,000 CRMLS
• 2026-05-21 Price Changed $1,448,000 CRMLS
• 2026-04-09 Listed $155,000 CRMLS

Property tax history

-4.1%/yr

Latest (2025): $277 · -0.4% YoY. Source: county tax records.