327 W Wilson St #86 · Costa Mesa, CA 92627

$154,900

2 bd · 2.0 ba · 768 sqft · Manufactured · 274 Days on market

Built 1998 $202/sqft · 32% above area Est $117k · 32% over

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Why this score? — see what drove the C+ 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 +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well kept double wide mobile Home in central Costa Mesa. This is an all ages family friendly park. Enjoy all the benefits of a prime location just minutes from the beach, top-rated dining, shopping, and easy freeway access. Whether you're a first-time buyer or looking for a coastal escape, this charming Costa Mesa home offers the perfect blend of value, location, and style. Features two bedrooms and two full baths, New owners will have assigned a Single Parking Space, Guest parking. Very close to transportation, supermarket and shopping.

Key facts

• Parking
• Built 1998
• Listed 274 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 1.8% in Costa Mesa — 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 61/100 on livability (#558 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, amenities B; Watch: schools C-, health & safety D+, crime F.
• Newport-Mesa Unified (urban): math 46% / reading 58% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 97 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 34% of the median local income ($109k/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 + 1.7% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $24k; list at $155k implies a 548% gain — meaningful room to come down on a strong offer.

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 $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% 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 F 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: 1.97% ✓
• Cap rate: 16.71%
• Cash-on-cash: 37.19%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (median comp): $117,222
• List price: $154,900
• Delta: 32.14%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 W Wilson #88	0.00mi	2/2.0	768 (0%)	3mo	$155,000	$202	98
327 W Wilson St #49	0.00mi	2/1.0	816 (+6%)	4mo	$165,000	$202	82
1973 Newport Blvd #50	0.61mi	2/2.0	780 (+2%)	13mo	$160,000	$205	58
1973 Newport Blvd #17	0.62mi	2/2.0	800 (+4%)	10mo	$136,000	$170	56

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 2.31×
• Total profit: $56,644
• Equity at exit: $23,096

10-year hold

• IRR: 38.0%
• Equity multiple: 4.32×
• Total profit: $144,094
• Equity at exit: $13,393

Cash invested: $43,372 (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 92627

• Rents YoY: 1.7%
• Active inventory: 97
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,057 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $1,344

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 51%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 W Wilson St Costa Mesa, CA	2.0	1.0	904	$2,595	$2.87	16d	1	0.20mi
260 Victoria St Unit D-4 Costa Mesa, CA	2.0	2.5	920	$3,995	$4.34	43d	1	0.23mi
370 Hamilton St Unit A Costa Mesa, CA	2.0	1.5	1000	$3,100	$3.10	43d	1	0.36mi
140 W Wilson St Costa Mesa, CA	1.0	1.0	585	$2,250	$3.85	20d	1	0.42mi
393 Hamilton St Unit B1 Costa Mesa, CA	1.0	1.0	576	$2,200	$3.82	20d	1	0.42mi
393 Hamilton St Unit N1 Costa Mesa, CA	1.0	1.0	576	$2,050	$3.56	20d	1	0.43mi
2400 Harbor Blvd Costa Mesa, CA	1.0–2.0	1.0–2.5	1010	$3,955	$3.92	1d	17	0.46mi
427 Hamilton St Costa Mesa, CA	2.0	1.0	1000	$2,900	$2.90	24d	1	0.46mi
2345 Newport Blvd Costa Mesa, CA	2.0	2.0	880	$3,032	$3.45	1d	5	0.47mi
131 Albert Pl Unit D Costa Mesa, CA	2.0	2.0	913	$4,200	$4.60	43d	1	0.50mi
2414 Richmond Way Costa Mesa, CA	2.0	2.0	850	$3,000	$3.53	4d	1	0.54mi
2323 Elden Ave Costa Mesa, CA	1.0	1.0	684	$2,445	$3.57	3d	2	0.58mi
177 22nd St Costa Mesa, CA	1.0	1.0	740	$2,625	$3.55	43d	1	0.60mi
1995 Maple St Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	5d	1	0.61mi
1995 Maple St Unit 1999-202 Costa Mesa, CA	2.0	1.0	704	$2,650	$3.76	43d	1	0.61mi
109 Clearbrook Ln Unit C Costa Mesa, CA	1.0	1.0	750	$2,450	$3.27	24d	1	0.63mi
132 E Bay St Costa Mesa, CA	2.0	1.0	900	$2,700	$3.00	14d	1	0.63mi
2367 Elden Ave Costa Mesa, CA	1.0	1.0	1000	$2,500	$2.50	43d	1	0.63mi
117 E Bay St Unit A Costa Mesa, CA	2.0	1.0	787	$2,750	$3.49	24d	1	0.63mi
2000 Parsons St Costa Mesa, CA	1.0–2.0	1.0–2.0	800	$3,215	$4.02	13d	5	0.64mi
121 E Bay St Unit 121D Costa Mesa, CA	2.0	1.0	788	$2,850	$3.62	20d	1	0.64mi
121 E Bay St Unit D Costa Mesa, CA	2.0	1.0	788	$2,850	$3.62	24d	1	0.64mi
136 E Bay St Costa Mesa, CA	1.0	1.0	700	$2,550	$3.64	43d	1	0.64mi
2029 Harbor Blvd Unit 8 Costa Mesa, CA	2.0	1.0	638	$2,750	$4.31	24d	1	0.65mi
2029 Harbor Blvd Unit 7 Costa Mesa, CA	2.0	1.0	616	$2,850	$4.63	7d	1	0.67mi
592 Hamilton St Apt C Costa Mesa, CA	2.0	1.0	810	$3,800	$4.69	43d	1	0.68mi
2445 Elden Ave Costa Mesa, CA	2.0	1.5	975	$3,300	$3.38	43d	1	0.73mi
2002 Maple Ave Costa Mesa, CA	2.0	1.0	950	$2,595	$2.73	24d	1	0.74mi
2427 Orange Ave Costa Mesa, CA	1.0	1.5	900	$2,750	$3.06	3d	1	0.79mi
1999 Maple Ave Unit 202 Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	7d	1	0.82mi
673 Victoria St Costa Mesa, CA	2.0	1.0	700	$3,000	$4.29	16d	1	0.83mi
425 Merrimac Way Costa Mesa, CA	1.0	1.0	600	$2,540	$4.23	2d	6	0.83mi
138 Walnut St Costa Mesa, CA	2.0	2.0	1008	$5,500	$5.46	44d	1	0.84mi
1947 Fullerton Ave Costa Mesa, CA	2.0	1.0	824	$3,895	$4.73	24d	1	0.86mi
2408 Carlton Pl Costa Mesa, CA	2.0	1.0	778	$4,000	$5.14	43d	1	0.93mi
400 Merrimac Way Costa Mesa, CA	1.0	1.0	634	$2,350	$3.71	1d	3	0.93mi
2350 Santa Ana Ave Costa Mesa, CA	3.0	2.0	912	$3,850	$4.22	43d	1	1.01mi
2258 Pamela Ln Unit A Costa Mesa, CA	3.0	2.0	950	$3,695	$3.89	3d	1	1.02mi
2650 Harla Ave Costa Mesa, CA	2.0	1.0	817	$2,775	$3.40	7d	2	1.04mi
2536 Orange Ave Unit F Costa Mesa, CA	3.0	2.5	1100	$4,995	$4.54	22d	1	1.05mi

Listing history 30 events

1. 2026-06-18
   days on market $154,900 Active 274 DOM
2. 2026-06-17
   days on market $154,900 Active 273 DOM
3. 2026-06-16
   days on market $154,900 Active 272 DOM
4. 2026-06-15
   days on market $154,900 Active 271 DOM
5. 2026-06-13
   days on market $154,900 Active 269 DOM
6. 2026-06-13
   days on market $154,900 Active 268 DOM
7. 2026-06-09
   days on market $154,900 Active 265 DOM
8. 2026-06-08
   days on market $154,900 Active 264 DOM
9. 2026-06-07
   days on market $154,900 Active 263 DOM
10. 2026-06-04
    days on market $154,900 Active 260 DOM
11. 2026-06-03
    days on market $154,900 Active 259 DOM
12. 2026-06-02
    days on market $154,900 Active 258 DOM
13. 2026-06-01
    days on market $154,900 Active 257 DOM
14. 2026-05-31
    days on market $154,900 Active 256 DOM
15. 2025-12-09
    status Active 548-char remark

    Show marketing remark (548 chars)

    Very well kept double wide mobile Home in central Costa Mesa. This is an all ages family friendly park. Enjoy all the benefits of a prime location just minutes from the beach, top-rated dining, shopping, and easy freeway access. Whether you're a first-time buyer or looking for a coastal escape, this charming Costa Mesa home offers the perfect blend of value, location, and style. Features two bedrooms and two full baths, New owners will have assigned a Single Parking Space, Guest parking. Very close to transportation, supermarket and shopping.

16. 2025-10-29
    historical Active Under Contract 548-char remark

    Show marketing remark (548 chars)

    Very well kept double wide mobile Home in central Costa Mesa. This is an all ages family friendly park. Enjoy all the benefits of a prime location just minutes from the beach, top-rated dining, shopping, and easy freeway access. Whether you're a first-time buyer or looking for a coastal escape, this charming Costa Mesa home offers the perfect blend of value, location, and style. Features two bedrooms and two full baths, New owners will have assigned a Single Parking Space, Guest parking. Very close to transportation, supermarket and shopping.

17. 2025-09-17
    listed $154,900 Active 548-char remark

    Show marketing remark (548 chars)

    Very well kept double wide mobile Home in central Costa Mesa. This is an all ages family friendly park. Enjoy all the benefits of a prime location just minutes from the beach, top-rated dining, shopping, and easy freeway access. Whether you're a first-time buyer or looking for a coastal escape, this charming Costa Mesa home offers the perfect blend of value, location, and style. Features two bedrooms and two full baths, New owners will have assigned a Single Parking Space, Guest parking. Very close to transportation, supermarket and shopping.

18. 2025-09-10
    historical $154,900 548-char remark

    Show marketing remark (548 chars)

    Very well kept double wide mobile Home in central Costa Mesa. This is an all ages family friendly park. Enjoy all the benefits of a prime location just minutes from the beach, top-rated dining, shopping, and easy freeway access. Whether you're a first-time buyer or looking for a coastal escape, this charming Costa Mesa home offers the perfect blend of value, location, and style. Features two bedrooms and two full baths, New owners will have assigned a Single Parking Space, Guest parking. Very close to transportation, supermarket and shopping.

19. 2013-05-07
    soldstatus $23,900 Closed 329-char remark

    Show marketing remark (329 chars)

    Beautiful Newer 1998 2 bedroom 2 bathroom Mobile Home in the city of Costa Mesa, Minutes to the beach, close to schools, freeways, shoping, parks etc, well centrally locaty. Inside Laudry room. Newer kitchen and newer floors. private parking space. Ready for moving in. Property is in great condition. -Disability Access:None (N)

20. 2013-04-12
    status Pending 329-char remark

    Show marketing remark (329 chars)

    Beautiful Newer 1998 2 bedroom 2 bathroom Mobile Home in the city of Costa Mesa, Minutes to the beach, close to schools, freeways, shoping, parks etc, well centrally locaty. Inside Laudry room. Newer kitchen and newer floors. private parking space. Ready for moving in. Property is in great condition. -Disability Access:None (N)

21. 2013-01-25
    price $23,580 329-char remark

    Show marketing remark (329 chars)

    Beautiful Newer 1998 2 bedroom 2 bathroom Mobile Home in the city of Costa Mesa, Minutes to the beach, close to schools, freeways, shoping, parks etc, well centrally locaty. Inside Laudry room. Newer kitchen and newer floors. private parking space. Ready for moving in. Property is in great condition. -Disability Access:None (N)

22. 2013-01-12
    price $23,590 329-char remark

    Show marketing remark (329 chars)

    Beautiful Newer 1998 2 bedroom 2 bathroom Mobile Home in the city of Costa Mesa, Minutes to the beach, close to schools, freeways, shoping, parks etc, well centrally locaty. Inside Laudry room. Newer kitchen and newer floors. private parking space. Ready for moving in. Property is in great condition. -Disability Access:None (N)

23. 2013-01-05
    price $23,690 329-char remark

    Show marketing remark (329 chars)

    Beautiful Newer 1998 2 bedroom 2 bathroom Mobile Home in the city of Costa Mesa, Minutes to the beach, close to schools, freeways, shoping, parks etc, well centrally locaty. Inside Laudry room. Newer kitchen and newer floors. private parking space. Ready for moving in. Property is in great condition. -Disability Access:None (N)

24. 2012-11-29
    price $23,795 329-char remark

    Show marketing remark (329 chars)

    Beautiful Newer 1998 2 bedroom 2 bathroom Mobile Home in the city of Costa Mesa, Minutes to the beach, close to schools, freeways, shoping, parks etc, well centrally locaty. Inside Laudry room. Newer kitchen and newer floors. private parking space. Ready for moving in. Property is in great condition. -Disability Access:None (N)

25. 2012-10-13
    price $23,900 329-char remark

    Show marketing remark (329 chars)

    Beautiful Newer 1998 2 bedroom 2 bathroom Mobile Home in the city of Costa Mesa, Minutes to the beach, close to schools, freeways, shoping, parks etc, well centrally locaty. Inside Laudry room. Newer kitchen and newer floors. private parking space. Ready for moving in. Property is in great condition. -Disability Access:None (N)

26. 2012-08-07
    listed $24,900 Active 329-char remark

    Show marketing remark (329 chars)

    Beautiful Newer 1998 2 bedroom 2 bathroom Mobile Home in the city of Costa Mesa, Minutes to the beach, close to schools, freeways, shoping, parks etc, well centrally locaty. Inside Laudry room. Newer kitchen and newer floors. private parking space. Ready for moving in. Property is in great condition. -Disability Access:None (N)

27. 2008-12-18
    historical
28. 2008-06-19
    listed $44,900
29. 2008-05-27
    historical
30. 2006-07-18
    listed $38,500

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,679
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$2,934
• − Management: −$2,934
• − Depreciation: −$4,506
• Taxable income: $14,530
• Est. tax owed @ 24.0%: −$3,487
• After-tax cash flow: $12,644/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: Newport-Mesa Unified
• NCES district ID: 0627240
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $83,922
• Composite: 47.64/100
• National rank: #2248
• State rank: #106 of 517 in CA

Livability — Costa Mesa

• Score: 61/100
• State rank: #558
• US rank: #18441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Costa Mesa, CA
• County: Orange County · 3,096,323 people
• City population: 111,101
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,393
• Household income: $108,994
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 2889.0

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 0.60)
• Race & ethnicity: White 48% Hispanic / Latino 41% Two or more races 18% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 4% Slovak 2% Romanian 2%
• Foreign-born: 22% · Canada, Vietnam, Jamaica
• Languages at home: 62% English-only · Spanish 32% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -1520.53%
• Current HPI: 455.1299
• Rent YoY: ▲ 1.71%
• 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

+302.3% since first listed

16 events — show timeline

• 2025-12-09 Relisted — CRMLS
• 2025-10-29 Contingent — CRMLS
• 2025-09-17 Listed $154,900 CRMLS
• 2025-09-10 Coming Soon $154,900 CRMLS
• 2013-05-07 Sold (MLS) $23,900 CRMLS
• 2013-04-12 Pending — CRMLS
• 2013-01-25 Price Changed $23,580 CRMLS
• 2013-01-12 Price Changed $23,590 CRMLS
• 2013-01-05 Price Changed $23,690 CRMLS
• 2012-11-29 Price Changed $23,795 CRMLS
• 2012-10-13 Price Changed $23,900 CRMLS
• 2012-08-07 Listed $24,900 CRMLS
• 2008-12-18 Listing Removed — CRMLS
• 2008-06-19 Listed $44,900 CRMLS
• 2008-05-27 Listing Removed — CRMLS
• 2006-07-18 Listed $38,500 CRMLS

Property tax history

-7.4%/yr

Latest (2025): $82 · -0.4% YoY. Source: county tax records.