21851 Newland St #82 · Huntington Beach, CA 92646

$149,000

4 bd · 2.0 ba · 1,500 sqft · Manufactured · 138 Days on market

Built 1997 Est $208k · 29% under

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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
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Across the street from the OCEAN!!! 4-bedroom 2-bathroom!!! This Awesome house is in the lovely, “Huntington by the Sea” gated community, look no more! Walk to the beach in 3 minutes!!! Gorgeous open floor plan, with giant living and dining room. This beautiful home is over 1545 sqft. This home is light and bright with stainless Refrigerator, stove and microwave included. Also included are a washer and dryer! Beautiful matching countertops throughout. Central Heating & ceiling fans. Also Included is a separate laundry room and outside shed for tons of storage space. Newer Roof. The carport attached to the home will fit two or three cars. Guest parking is also available. Th

Key facts

• Gated community
• Open floor plan
• Stove

Tags

• GATED COMMUNITY
• WALK TO THE BEACH
• OPEN FLOOR PLAN
• STAINLESS REFRIGERATOR
• STOVE
• MICROWAVE

Property features AI

Finance

• Other: Lot size classification: 0–1 unit/acre; Elevation units in feet; Directions: Pacific Coast Hwy. and Newland; Road frontage: access road; Road surface: paved
• Financial info: Land lease (current) paid monthly
• HOA & community: Community features: dog park, storm drains, street lighting; Park name: Huntington by the Sea; Manager approval required; Pets allowed; Association spa and pool amenities

Exterior

• Parking: Attached carport with 3 spaces
• Security: Automatic gate; Gated community; Smoke detector; Carbon monoxide detector(s)
• Utilities: Public water (district); Public sewer; Standard electric service; Cable connected; Natural gas connected; Telephone on property; Sewer connected; Water connected
• Home design: Single-story; Entry on main level; Turnkey condition; Mobile home remains on site; Lot located across the road from a lake/ocean; Estimated year built
• Construction: Pier jacks / pillar/post/pier foundation; Roof: see remarks
• Exterior features: Patio (open); Porch (wood); Lighting; Rain gutters; Pool (association; heated); Shed on property; Fence in average condition

Interior

• Kitchen: Remodeled kitchen; Kitchen island; Kitchen open to family room; Gas oven; Gas range; Gas cooktop
• Bedrooms: All bedrooms on main floor; Main floor primary bedroom; Primary bedroom with primary bathroom
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms; Remodeled bathrooms; Bathtub and shower; Separate tub and shower; Soaking tub; Closet in bathroom
• Heating & cooling: Central furnace
• Interior features: Ceiling fan; High ceilings (9 feet+); Open floor plan; Living room deck attached; Unfurnished; Screens on windows
• Laundry & utility: Washer included; Dryer included; Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.7% vs local median 1.6% in Huntington Beach — 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 (#306 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A-, schools B+; Watch: amenities C-, 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 (+1.2%/yr); 116 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $4,985/mo this rent would consume 46% of the median local household income ($131k/yr) (locally 1226% 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 $1k 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 + 1.2% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are B-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?
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: 3.35% ✓
• Cap rate: 29.72%
• Cash-on-cash: 83.66%
• DSCR: 4.72
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $208,500
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21851 Newland St #8	0.00mi	3/2.0 (-1)	1,488 (-1%)	3mo	$170,000	$114	91
21851 Newland St #184	0.00mi	3/2.0 (-1)	1,512 (+1%)	9mo	$210,000	$139	86
21851 Newland St #299	0.00mi	3/2.0 (-1)	1,502 (+0%)	17mo	$260,000	$173	81
21851 Newland #117	0.00mi	3/2.0 (-1)	1,368 (-9%)	1mo	$239,000	$175	80
21851 Newland St #204	0.00mi	3/2.0 (-1)	1,344 (-10%)	1mo	$95,000	$71	77
21851 Newland #76	0.00mi	3/2.0 (-1)	1,392 (-7%)	12mo	$95,000	$68	73
21851 Newland St #191	0.00mi	3/2.0 (-1)	1,554 (+4%)	22mo	$245,900	$158	71
21851 Newland St #199	0.00mi	3/2.0 (-1)	1,392 (-7%)	15mo	$287,900	$207	70
21851 Newland St #81	0.00mi	4/2.0	1,368 (-9%)	20mo	$186,000	$136	69
21851 Newland St #254	0.00mi	3/2.0 (-1)	1,430 (-5%)	24mo	$194,900	$136	67

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 79.9%
• Equity multiple: 4.55×
• Total profit: $148,110
• Equity at exit: $22,216

10-year hold

• IRR: 82.9%
• Equity multiple: 8.85×
• Total profit: $327,417
• Equity at exit: $12,883

Cash invested: $41,720 (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 92646

• Rents YoY: 1.2%
• Active inventory: 116
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $4,985 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,047
• Net cashflow: $2,842

Break-even live

Break-even rent $1,388

Max offer price $149,000

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21851 Newland St #104 Huntington Beach, CA	3.0	2.0	1248	$4,000	$3.21	17d	1	0.02mi
8216 Foxhall Dr Huntington Beach, CA	4.0	2.5	1482	$5,195	$3.51	3d	1	0.42mi
8121 Foxhall Dr Huntington Beach, CA	3.0	1.5	1296	$4,950	$3.82	1d	1	0.47mi
9022 Niguel Cir Huntington Beach, CA	4.0	2.0	2248	$7,000	$3.11	12d	1	0.67mi
7961 Southwind Cir Huntington Beach, CA	3.0	2.5	1664	$6,195	$3.72	1d	1	0.73mi
7866 Southwind Cir Huntington Beach, CA	3.0	2.0	1787	$5,000	$2.80	1d	1	0.77mi
7832 Seaglen Dr Huntington Beach, CA	3.0	2.5	1700	$8,000	$4.71	1d	1	0.81mi
8342 Castilian Dr Huntington Beach, CA	3.0	2.0	1885	$6,000	$3.18	1d	1	0.83mi
20966 Seacoast Cir Huntington Beach, CA	3.0	2.5	1685	$4,300	$2.55	7d	1	0.86mi
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$5,199	$4.50	1d	3	0.88mi
9192 Christine Dr Huntington Beach, CA	3.0	2.0	1453	$6,700	$4.61	5d	1	0.94mi
9352 Mokihana Dr Huntington Beach, CA	4.0	2.5	1860	$5,300	$2.85	1d	1	1.01mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$8,055	$7.08	1d	28	1.04mi
8777 Tulare Dr Unit 413d Huntington Beach, CA	3.0	2.0	1287	$3,900	$3.03	1d	1	1.09mi
509 Delaware St Unit A Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	1d	1	1.20mi
203 Frankfort Ave Huntington Beach, CA	3.0	2.5	2053	$6,950	$3.39	17d	1	1.34mi
9272 Sunridge Dr Huntington Beach, CA	4.0	2.0	1684	$6,000	$3.56	1d	1	1.37mi
1008 England St Huntington Beach, CA	3.0	2.0	1200	$4,500	$3.75	1d	1	1.42mi
909 California St Huntington Beach, CA	3.0	3.0	2072	$6,000	$2.90	21d	1	1.44mi
610 Main St Huntington Beach, CA	3.0	2.5	2083	$6,500	$3.12	1d	1	1.46mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	15d	1	1.48mi
626 Lake St #54 Huntington Beach, CA	3.0	3.0	1400	$3,895	$2.78	24d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   price $149,000 Active 138 DOM
2. 2026-06-18
   days on market $154,900 Active 138 DOM
3. 2026-06-17
   days on market $154,900 Active 137 DOM
4. 2026-06-16
   days on market $154,900 Active 136 DOM
5. 2026-06-15
   days on market $154,900 Active 135 DOM
6. 2026-06-13
   days on market $154,900 Active 133 DOM
7. 2026-06-13
   days on market $154,900 Active 132 DOM
8. 2026-06-09
   days on market $154,900 Active 129 DOM
9. 2026-06-08
   days on market $154,900 Active 128 DOM
10. 2026-06-07
    days on market $154,900 Active 127 DOM
11. 2026-06-04
    days on market $154,900 Active 124 DOM
12. 2026-06-03
    days on market $154,900 Active 123 DOM
13. 2026-06-02
    days on market $154,900 Active 122 DOM
14. 2026-06-01
    days on market $154,900 Active 121 DOM
15. 2026-05-31
    pricedays on market $154,900 Active 120 DOM
16. 2026-01-31
    listed $159,900 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 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥82°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: $59,820
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$1,542
• − Repairs & maintenance: −$4,786
• − Management: −$4,786
• − Depreciation: −$4,335
• Taxable income: $33,791
• Est. tax owed @ 24.0%: −$8,110
• After-tax cash flow: $25,994/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 — Huntington Beach

• Score: 67/100
• State rank: #306
• US rank: #10298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Beach, CA
• County: Orange County · 3,096,323 people
• City population: 194,835
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 54,615
• Household income: $130,672
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 1226.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 13% Two or more races 13%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Vietnam, Canada, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 5% 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: ▼ -1082.92%
• Current HPI: 459.3987
• Rent YoY: ▲ 1.20%
• 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

1 event — show timeline

• 2026-01-31 Listed $159,900 CRMLS

Property tax history

-5.6%/yr

Latest (2025): $175 · -9.4% YoY. Source: county tax records.