15621 Beach Blvd #131 · Huntington Beach, CA 92683

$129,000

2 bd · 2.0 ba · 960 sqft · Manufactured · 26 Days on market

Built 1974 16 ac lot Est $163k · 21% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Driftwood Mobile Home Park, a desirable 55+ community in the heart of Westminster offering comfort, convenience, and coastal-close living. This well-maintained 2-bedroom, 2-bath home offers approximately 960 square feet of functional living space with a bright and inviting layout filled with natural light. The home features a spacious living area, a practical kitchen with ample storage, and comfortable bedrooms designed for easy everyday living. Outside, you’ll find a private outdoor space and covered parking as well as plenty of guest parking across the community for added convenience. Residents of Driftwood enjoy access to community amenities including a clubhouse, pool,

Key facts

• Guest parking
• Covered parking
• Clubhouse

Tags

• PRIVATE OUTDOOR SPACE
• COVERED PARKING
• GUEST PARKING
• CLUBHOUSE
• POOL
• RECREATION AREAS

Property features AI

Finance

• Other: Lot features listed as 16-20 units per acre; Lot size and living area are estimated
• Financial info: Land lease of $1,600 monthly (seller source); Rent includes all utilities
• HOA & community: Senior community; Community amenities include gym/exercise room, pool, clubhouse, dog park; Park name: Driftwood Mobile Home Park; Pets allowed (manager approval required)

Exterior

• Parking: Three carport spaces; Guest parking
• Utilities: Standard electric; Public sewer; District/public water
• Home design: Single-story; Entry at driveway; Mobile home remains on site; Seller-provided year built source; Has view; Mobile dimensions approximately 20' x 52'
• Construction: Turnkey condition
• Exterior features: Covered wood deck/patio; Private and community pool (fenced); Shed; Privacy fencing; Aluminum skirting

Interior

• Kitchen: Gas cooktop; Gas oven; Refrigerator; Kitchen open to family room
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms; Bathtub; Shower-in-tub
• Heating & cooling: Central furnace (heating)
• Interior features: Ceiling fan; Open floor plan; Double pane windows; Two or more access exits
• Laundry & utility: Indoor laundry (washer and dryer excluded)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k.

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 $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.6% 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.
• Ocean View (suburban): math 57% / reading 63% proficiency, ranked #207 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.0%/yr); 90 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 39% 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 $892 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 + 2.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 18.59%
• Cash-on-cash: 43.93%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $163,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15621 Beach Blvd. #121	0.00mi	2/2.0	960 (0%)	8mo	$170,000	$177	93
15621 Beach Blvd #160	0.00mi	2/1.0	968 (+1%)	2mo	$80,000	$83	92
15621 BEACH Blvd #23	0.00mi	2/2.0	1,040 (+8%)	2mo	$105,000	$101	84
15621 Beach Blvd #115	0.00mi	2/2.0	1,060 (+10%)	5mo	$180,000	$170	78

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: 39.7%
• Equity multiple: 2.68×
• Total profit: $60,590
• Equity at exit: $19,234

10-year hold

• IRR: 45.6%
• Equity multiple: 5.16×
• Total profit: $150,254
• Equity at exit: $11,154

Cash invested: $36,120 (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: 90
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,802 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,322

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,411	-5% $1,367	+0% $1,322	+5% $1,278	+10% $1,233
Rent	-10% $1,101	-5% $1,212	+0% $1,322	+5% $1,433	+10% $1,544
Rate	-1.0pp $1,387	-0.5pp $1,355	base $1,322	+0.5pp $1,289	+1.0pp $1,255

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8041 Worthy Dr Westminster, CA	2.0	1.0	900	$2,700	$3.00	2d	1	0.35mi
7400 Center Ave Huntington Beach, CA	2.0	1.0–2.0	990	$4,114	$4.16	0d	1	0.41mi
15421 Van Buren St Midway City, CA	1.0	1.0	600	$2,300	$3.83	17d	1	0.42mi
15421 Van Buren St Midway City, CA	1.0	1.0	600	$2,300	$3.83	0d	3	0.42mi
15431 Van Buren St Midway City, CA	1.0	1.5	756	$2,195	$2.90	0d	2	0.43mi
7521 Edinger Ave Huntington Beach, CA	3.0	1.0–2.0	1035	$3,861	$3.73	0d	23	0.44mi
7780 Bolsa Ave Midway City, CA	1.0	1.0	576	$2,450	$4.25	0d	1	0.51mi
7461 Edinger Ave Huntington Beach, CA	2.0	1.0–2.0	1031	$4,325	$4.19	0d	27	0.51mi
16162 Sher Ln Huntington Beach, CA	1.0–3.0	1.0–1.5	1090	$2,482	$2.28	0d	9	0.63mi
8131 San Angelo Dr Huntington Beach, CA	1.0	1.0	725	$2,150	$2.97	2d	1	0.67mi
7601 Amazon Dr Unit 2 Huntington Beach, CA	2.0	2.0	1000	$2,650	$2.65	2d	1	0.68mi
7942 Stark Dr Huntington Beach, CA	2.0	2.0	1000	$2,495	$2.50	16d	1	0.70mi
7290 Edinger Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	941	$3,825	$4.06	0d	19	0.71mi
7891 Holt Dr Unit 03 Huntington Beach, CA	2.0	1.0	850	$2,295	$2.70	19d	1	0.72mi
16121 Malaga Ln Unit D Huntington Beach, CA	2.0	2.0	1000	$2,800	$2.80	2d	1	0.73mi
8142 La Paz Dr Unit 7 Huntington Beach, CA	1.0	1.0	725	$1,950	$2.69	11d	1	0.80mi
8142 La Paz Dr Unit 8 Huntington Beach, CA	1.0	1.0	725	$1,950	$2.69	19d	1	0.80mi
15596 Dawson Ln Huntington Beach, CA	3.0	2.0	1000	$3,600	$3.60	2d	1	0.86mi
8211 San Angelo Dr Huntington Beach, CA	1.0	1.0	720	$2,405	$3.34	0d	3	0.86mi
8065 Presidential Way Midway City, CA	2.0	1.5	748	$2,800	$3.74	0d	1	0.89mi
8400 Edinger Ave Huntington Beach, CA	2.0	1.0–2.0	778	$3,007	$3.87	0d	12	0.90mi
7912 Glencoe Dr Huntington Beach, CA	3.0	1.0	1100	$3,900	$3.55	2d	1	0.91mi
16673 Viewpoint Ln Huntington Beach, CA	2.0	1.0	847	$2,795	$3.30	14d	1	1.17mi
14332 Joyce Ave Westminster, CA	3.0	2.0	1100	$3,890	$3.54	0d	1	1.20mi
7921 Moonshadow Cir Unit 4 Huntington Beach, CA	2.0	1.0	950	$2,545	$2.68	2d	1	1.26mi
16612 Bartlett Ln Unit 4 Huntington Beach, CA	2.0	1.0	1000	$2,600	$2.60	19d	1	1.27mi
15611 Highcliff St Westminster, CA	1.0	1.0	550	$1,995	$3.63	44d	1	1.28mi
7261 La Mancha Cir Unit C Huntington Beach, CA	2.0	2.0	921	$2,500	$2.71	23d	1	1.31mi
16761 Viewpoint Ln Huntington Beach, CA	2.0	2.0	820	$2,936	$3.58	0d	9	1.32mi
7643 14th St Westminster, CA	2.0	2.0	1002	$3,250	$3.24	0d	1	1.36mi
15200 Magnolia St Westminster, CA	1.0–2.0	1.0	762	$2,675	$3.51	2d	2	1.36mi
16682 Goldenwest St Unit 2 Huntington Beach, CA	2.0	2.0	900	$2,800	$3.11	2d	1	1.36mi
7861 14th St Unit C Westminster, CA	2.0	2.0	925	$2,800	$3.03	0d	1	1.37mi
7861 14th St Westminster, CA	2.0	2.0	1025	$2,700	$2.63	3d	1	1.37mi
7792 15th St Westminster, CA	1.0	1.0	950	$2,400	$2.53	4d	1	1.38mi
7701 Warner Ave Unit A004 Huntington Beach, CA	1.0	1.0	750	$2,585	$3.45	2d	1	1.40mi
7701 Warner Ave Unit E081 Huntington Beach, CA	1.0	1.0	750	$2,445	$3.26	2d	1	1.40mi
7701 Warner Ave Unit A010 Huntington Beach, CA	1.0	1.0	750	$2,445	$3.26	17d	1	1.40mi
7701 Warner Ave Apt G115 Huntington Beach, CA	1.0	1.0	750	$2,535	$3.38	2d	1	1.40mi
7701 Warner Ave Unit B024 Huntington Beach, CA	1.0	1.0	750	$2,505	$3.34	19d	1	1.40mi

Listing history 17 events

1. 2026-06-21
   days on market $129,000 Active 26 DOM
2. 2026-06-18
   days on market $129,000 Active 23 DOM
3. 2026-06-17
   days on market $129,000 Active 22 DOM
4. 2026-06-16
   days on market $129,000 Active 21 DOM
5. 2026-06-15
   days on market $129,000 Active 20 DOM
6. 2026-06-13
   days on market $129,000 Active 18 DOM
7. 2026-06-13
   days on market $129,000 Active 17 DOM
8. 2026-06-10
   days on market $129,000 Active 15 DOM
9. 2026-06-09
   days on market $129,000 Active 14 DOM
10. 2026-06-08
    days on market $129,000 Active 13 DOM
11. 2026-06-07
    days on market $129,000 Active 12 DOM
12. 2026-06-04
    days on market $129,000 Active 9 DOM
13. 2026-06-03
    days on market $129,000 Active 8 DOM
14. 2026-06-02
    days on market $129,000 Active 7 DOM
15. 2026-06-01
    days on market $129,000 Active 6 DOM
16. 2026-05-31
    days on market $129,000 Active 5 DOM
17. 2026-05-26
    listed $129,000 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥87°F today · 22 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: $33,627
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,690
• − Management: −$2,690
• − Depreciation: −$3,753
• Taxable income: $14,688
• Est. tax owed @ 24.0%: −$3,525
• After-tax cash flow: $12,342/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: Ocean View
• NCES district ID: 0628140
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 63% ▼ -1.00%
• Median HH income: $77,469
• Composite: 55.3/100
• National rank: #2725
• State rank: #207 of 1400 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): 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

1 event — show timeline

• 2026-05-26 Listed $129,000 CRMLS

Property tax history

-0.1%/yr

Latest (2025): $43 · -0.3% YoY. Source: county tax records.