320 N Park Vista St #20 · Anaheim, CA 92806

$158,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured · 62 Days on market

Built 1972 $115/sqft · 21% above area Est $131k · 21% 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 +5.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this amazing opportunity! This home features 3 bedrooms and 2 baths and parking for up to 4 cars. Situated in a welcoming, family- and pet-friendly community, you'll have access to fantastic amenities such as a large swimming pool, a clubhouse perfect for gatherings, an enclosed spa, and a playground. The location is unbeatable, near the Orange/Anaheim city border, close to shopping, dining, schools, and major attractions like Disneyland, Honda Center, Angel Stadium, and with easy access to the 57 and 91 freeways.

Key facts

• Near dining
• Clubhouse
• Near shopping

Tags

• LARGE SWIMMING POOL
• CLUBHOUSE
• ENCLOSED SPA
• PLAYGROUND
• NEAR SHOPPING
• NEAR DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $158k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $158k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.7% vs local median 2.2% in Anaheim — 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 70/100 on livability (#240 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime F, cost of living F.
• Placentia-Yorba Linda Unified (suburban): math 48% / reading 66% proficiency, ranked #78 of 517 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.8%/yr); 37 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 42% of the median local income ($97k/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 + 0.0% rent growth), your $44k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 2.17% ✓
• Cap rate: 19.65%
• Cash-on-cash: 47.71%
• DSCR: 3.12
• GRM: 3.8

CMA / ARV

• ARV (median comp): $131,052
• List price: $158,000
• Delta: 20.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 N Park Vista St #21	0.14mi	3/2.0	1,456 (+6%)	1mo	$165,000	$113	82
320 N Park Vista St	0.11mi	4/2.0 (+1)	1,344 (-2%)	10mo	$159,000	$118	79
320 N Park Vista St #28	0.11mi	4/2.0 (+1)	1,440 (+5%)	3mo	$135,000	$94	78
320 N Park Vista St #160	0.14mi	3/2.0	1,464 (+7%)	19mo	$160,000	$109	66
320 N Park Vista St #26	0.14mi	3/2.0	1,444 (+6%)	22mo	$155,000	$107	66
320 N Park Vista St #103	0.09mi	3/2.0	1,516 (+11%)	15mo	$240,000	$158	65
320 N Park Vista St Unit 52D	0.14mi	3/2.0	1,536 (+12%)	10mo	$130,000	$85	65
320 N Park Vista St #126	0.09mi	4/2.0 (+1)	1,296 (-5%)	23mo	$135,000	$104	63
320 N Park Vista St #12	0.14mi	4/2.0 (+1)	1,536 (+12%)	22mo	$158,000	$103	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 41.8%
• Equity multiple: 2.73×
• Total profit: $76,337
• Equity at exit: $23,558

10-year hold

• IRR: 46.7%
• Equity multiple: 4.88×
• Total profit: $171,767
• Equity at exit: $13,661

Cash invested: $44,240 (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 92806

• Rents YoY: -0.8%
• Active inventory: 37
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,425 high
• Mortgage (P&I): −$829
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $1,759

Break-even live

Break-even rent $1,199

Max offer price $158,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,848	-5% $1,803	+0% $1,759	+5% $1,714	+10% $1,669
Rent	-10% $1,488	-5% $1,623	+0% $1,759	+5% $1,894	+10% $2,029
Rate	-1.0pp $1,838	-0.5pp $1,799	base $1,759	+0.5pp $1,718	+1.0pp $1,676

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2627 E La Palma Ave Anaheim, CA	2.0	2.0	1204	$3,360	$2.79	8d	1	0.13mi
2944 E Frontera St Anaheim, CA	1.0–2.0	1.0	740	$2,630	$3.55	5d	3	0.22mi
2965 E Jackson Ave Anaheim, CA	1.0–2.0	1.0–1.5	885	$3,075	$3.47	2d	11	0.31mi
449 N Via Napoli Anaheim, CA	3.0	1.5	1266	$3,445	$2.72	11d	1	0.38mi
203 N Royal Pl Anaheim, CA	3.0	2.0	1600	$3,995	$2.50	2d	1	0.41mi
3004 E Via Bruno Anaheim, CA	3.0	1.5	1180	$3,350	$2.84	25d	1	0.44mi
450 N Armando St Anaheim, CA	1.0–2.0	1.0	800	$2,650	$3.31	3d	4	0.51mi
3070 E Frontera St Anaheim, CA	1.0–2.0	1.0–1.5	750	$2,785	$3.71	4d	5	0.65mi
2539 E Seville Ave Anaheim, CA	4.0	2.5	1628	$4,195	$2.58	2d	1	0.69mi
2550 E Ward Ter Anaheim, CA	1.0–3.0	1.0–1.5	1075	$3,620	$3.37	2d	13	0.74mi
3061 N Juneberry St Orange, CA	4.0	2.5	1814	$4,200	$2.32	44d	1	0.81mi
400 S Sunkist St Anaheim, CA	1.0–2.0	1.0	832	$2,225	$2.67	2d	2	0.84mi
2450 E Agave St Unit 1 Anaheim, CA	3.0	2.5	1394	$3,900	$2.80	2d	1	0.92mi
2420 E Lincoln Ave #3 Anaheim, CA	4.0	3.5	1827	$4,500	$2.46	20d	1	0.95mi
2650 E Park Ln Unit G Anaheim, CA	2.0	2.0	945	$2,695	$2.85	44d	1	0.97mi
2650 E Park Ln Apt E Anaheim, CA	2.0	1.0	945	$2,595	$2.75	44d	1	0.97mi
2650 E Park Ln Apt A Anaheim, CA	3.0	2.0	1100	$3,200	$2.91	44d	1	0.97mi
2990 N Rippling Creek Dr Orange, CA	3.0	2.0	1549	$4,500	$2.91	19d	1	1.01mi
2400 E Lincoln Ave Anaheim, CA	1.0–2.0	1.0–2.0	867	$2,719	$3.13	2d	7	1.06mi
1017 Avenue De Pio Pico Unit 1017 Placentia, CA	3.0	2.0	1400	$3,695	$2.64	44d	1	1.07mi
940 Cypress Ave Placentia, CA	3.0	2.0	1644	$3,900	$2.37	18d	1	1.16mi
709 E Meadowbrook Ave Orange, CA	4.0	2.0	1689	$5,000	$2.96	19d	1	1.23mi
1240 N State College Blvd Anaheim, CA	2.0	2.0	882	$2,695	$3.06	44d	1	1.37mi
1240 N State College Blvd Anaheim, CA	2.0	2.0	882	$2,600	$2.95	25d	1	1.37mi
2221 E Viking Ave Anaheim, CA	3.0	2.0	1470	$4,450	$3.03	2d	1	1.42mi
16572 E Buena Vista Ave Orange, CA	3.0	2.0	1500	$5,500	$3.67	2d	1	1.44mi
3092 N Skywood St Orange, CA	3.0	2.0	1531	$4,395	$2.87	44d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $158,000 Active 62 DOM
2. 2026-06-17
   days on market $158,000 Active 61 DOM
3. 2026-06-16
   days on market $158,000 Active 60 DOM
4. 2026-06-15
   days on market $158,000 Active 59 DOM
5. 2026-06-13
   days on market $158,000 Active 57 DOM
6. 2026-06-13
   days on market $158,000 Active 56 DOM
7. 2026-06-09
   pricedays on market $158,000 Active 53 DOM
8. 2026-06-08
   days on market $162,000 Active 52 DOM
9. 2026-06-07
   days on market $162,000 Active 51 DOM
10. 2026-06-04
    days on market $162,000 Active 48 DOM
11. 2026-06-03
    days on market $162,000 Active 47 DOM
12. 2026-06-02
    days on market $162,000 Active 46 DOM
13. 2026-06-01
    days on market $162,000 Active 45 DOM
14. 2026-05-31
    days on market $162,000 Active 44 DOM
15. 2026-04-17
    listed $162,000 Active 530-char remark

    Show marketing remark (530 chars)

    Don't miss this amazing opportunity! This home features 3 bedrooms and 2 baths and parking for up to 4 cars. Situated in a welcoming, family- and pet-friendly community, you'll have access to fantastic amenities such as a large swimming pool, a clubhouse perfect for gatherings, an enclosed spa, and a playground. The location is unbeatable, near the Orange/Anaheim city border, close to shopping, dining, schools, and major attractions like Disneyland, Honda Center, Angel Stadium, and with easy access to the 57 and 91 freeways.

16. 2020-01-06
    historical
17. 2019-11-01
    listed $49,999 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: $632 · $53/mo
• Projected year-2 tax: $1,201 · $100/mo
• Expected delta: +$569/yr (+$47/mo · 90.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,101
• − Mortgage interest: −$8,850
• − Property taxes: −$632
• − Insurance: −$790
• − Repairs & maintenance: −$3,288
• − Management: −$3,288
• − Depreciation: −$4,596
• Taxable income: $19,656
• Est. tax owed @ 24.0%: −$4,717
• After-tax cash flow: $16,387/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: Placentia-Yorba Linda Unified
• NCES district ID: 0630660
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 66% ▼ -2.00%
• Median HH income: $87,455
• Composite: 52.1/100
• National rank: #1622
• State rank: #78 of 517 in CA

Livability — Anaheim

• Score: 70/100
• State rank: #240
• US rank: #7861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anaheim, CA
• County: Orange County · 3,096,323 people
• City population: 361,715
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,003
• Household income: $97,265
• Rent vs Own: 59.2% rent · 40.8% own
• Severe rent burden: 2171.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 58% Two or more races 25% White 24% Asian 13% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Portuguese 1% Lithuanian 1% Scandinavian 1%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 43% English-only · Spanish 44% Vietnamese 3% Other Indo-European 3%

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: ▼ -783.76%
• Current HPI: 404.0916
• Rent YoY: ▼ -0.79%
• 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

+224.0% since first listed

3 events — show timeline

• 2026-04-17 Listed $162,000 CRMLS
• 2020-01-06 Listing Removed — CRMLS
• 2019-11-01 Listed $49,999 CRMLS

Property tax history

-11.0%/yr

Latest (2011): $632 · -11.0% YoY. Source: county tax records.