201 Crow Ln · Fountain Valley, CA 92708

$299,900

3 bd · 2.0 ba · 1,840 sqft · Manufactured · 33 Days on market

Built 2001 21 ac lot Est $248k · 21% over

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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
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful home located in a quiet corner of the neighborhood is a hidden gem. Three bedrooms, 2 1/2 baths, laundry room and a two car garage comprise this unique home. The kitchen is a gorgeous gathering space with new quartz countertops, an island, breakfast nook and plenty of cabinet space. A spacious master retreat features two walk-in closets with a spa-like master bath featuring dual vanities, free standing tub and a luxurious tiled shower. A newly renovated Jack-and-Jill bathroom connect the two remaining bedrooms. Enjoy a beautiful sunset from the privacy of your own peaceful garden haven accented with an LED candle wall and fire pit. Close to Newport Beach and Huntington Beach. Many convenient shopping centers within walking distance and highly sought after school district. This is an amazing city to live in and this property won’t last long!

Key facts

• Breakfast nook
• Quartz countertops
• Corner-lot home

Tags

• CORNER-LOT HOME
• OPEN-CONCEPT KITCHEN
• QUARTZ COUNTERTOPS
• CENTER ISLAND
• BREAKFAST NOOK
• ABUNDANT CABINETRY

Property features AI

Finance

• Other: Mobile home remains on the property; Builder: Delaware Western Homes Corp; Body type: Triple
• Financial info: Land lease: $2,700 monthly (seller provided)
• HOA & community: Land lease community (land lease amount listed separately); Manager approval required; Pets allowed with restrictions (size, number, breed; dogs and cats may be OK); Rent/land lease may include pool access; Park name: Fountain Valley Estates

Exterior

• Parking: Attached garage with direct access; Two garage spaces; Driveway; Garage with two doors
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Standard electric service; Public/district water; Public sewer (sewer connected)
• Home design: Single-story home; Turnkey condition; Mobile home model: WESTWOOD (32' x 60'); Two or more access exits
• Construction: Drywall walls; Pillar/post/pier foundation with pier jacks; Year built source: seller
• Exterior features: Community/association pool; Community spa; Street lighting; Private, paved and maintained road frontage; 0–1 unit/acre lot characteristic

Interior

• Kitchen: Kitchen open to family room; Kitchen island; Quartz countertops; Garbage disposal; Microwave; Gas range and gas oven; Dishwasher; Gas water heater
• Bedrooms: Main-floor primary bedroom; All bedrooms on the main floor; Walk-in closet(s)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Soaking tub; Shower and shower-in-tub; Remodeled bathrooms
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: Trey ceilings; Cathedral/vaulted ceilings; Ceiling fan(s); Pantry; Blinds; Carbon monoxide and smoke detectors; One-level entry (front entry)
• Laundry & utility: Laundry inside the home; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $4,773/mo this rent would consume 50% 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 $2k of loan paydown is wiped out by about $9k 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 $84k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 6 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 $180k; list at $300k implies a 67% gain — meaningful room to come down on a strong offer.

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 $290,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.59% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.27%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $248,400
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Crow Ln	0.02mi	3/2.0	1,868 (+2%)	21mo	$274,000	$147	79
101 Parrot Ln	0.18mi	3/2.0	1,724 (-6%)	3mo	$207,000	$120	79
127 Sumac Ln	0.08mi	4/2.0 (+1)	1,674 (-9%)	6mo	$180,000	$108	71
9320 Talbert Ave #210	0.09mi	3/2.0	1,680 (-9%)	13mo	$280,000	$167	71
128 Sumac Ln	0.07mi	3/2.0	1,674 (-9%)	14mo	$209,000	$125	70
112 Crow	0.03mi	2/2.0 (-1)	2,112 (+15%)	2mo	$220,000	$104	67
105 Crow Ln	0.05mi	3/2.0	1,566 (-15%)	9mo	$212,000	$135	66
138 Sumac	0.03mi	4/2.0 (+1)	1,566 (-15%)	6mo	$225,000	$144	64
721 Catalpa	0.33mi	3/2.0	1,593 (-13%)	20mo	$305,000	$191	46

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: 17.7%
• Equity multiple: 1.72×
• Total profit: $60,199
• Equity at exit: $44,716

10-year hold

• IRR: 26.3%
• Equity multiple: 3.31×
• Total profit: $194,342
• Equity at exit: $25,930

Cash invested: $83,972 (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: 5.2×

Monthly cashflow live

• Estimated rent: $4,773 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,002
• Net cashflow: $1,698

Break-even live

Break-even rent $2,623

Max offer price $299,900

Occupancy floor 59%

Sensitivity live

Price	-10% $1,905	-5% $1,802	+0% $1,698	+5% $1,594	+10% $1,491
Rent	-10% $1,321	-5% $1,509	+0% $1,698	+5% $1,887	+10% $2,075
Rate	-1.0pp $1,849	-0.5pp $1,774	base $1,698	+0.5pp $1,620	+1.0pp $1,541

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18131 S 3rd St Fountain Valley, CA	3.0	2.0	1254	$5,000	$3.99	1d	1	0.26mi
9595 Toucan Ave Fountain Valley, CA	3.0	2.5	1548	$4,200	$2.71	17d	1	0.27mi
9213 El Tango Cir Fountain Valley, CA	3.0	3.0	1670	$4,800	$2.87	1d	1	0.39mi
17850 Winterberry St Fountain Valley, CA	4.0	3.0	2562	$6,900	$2.69	1d	1	0.44mi
9704 Lark Cir Fountain Valley, CA	4.0	2.5	1528	$4,600	$3.01	22d	1	0.44mi
18236 Sanmian Ct Fountain Valley, CA	3.0	3.0	1690	$4,100	$2.43	22d	1	0.47mi
17698 Locust St Fountain Valley, CA	4.0	2.0	2014	$7,000	$3.48	3d	1	0.54mi
8579 Volga River Cir Fountain Valley, CA	3.0	2.0	1425	$3,500	$2.46	24d	1	0.73mi
8597 Rock Fish Cir Fountain Valley, CA	4.0	2.0	2342	$5,200	$2.22	6d	1	0.82mi
18341 Gum Tree Ln Huntington Beach, CA	3.0	2.5	1658	$4,500	$2.71	3d	1	0.92mi
9021 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1818	$5,750	$3.16	1d	1	0.99mi
9022 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1868	$4,995	$2.67	25d	1	1.01mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	15d	1	1.03mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	17d	1	1.03mi
19343 McLaren Ln Huntington Beach, CA	3.0	2.0	1654	$4,000	$2.42	24d	1	1.17mi
17025 Buttonwood St Fountain Valley, CA	3.0	2.0	1805	$4,999	$2.77	11d	1	1.25mi
17442 Jefferson Ln Huntington Beach, CA	4.0	3.0	2064	$5,300	$2.57	15d	1	1.27mi
17570 Van Buren Ln Huntington Beach, CA	3.0	2.5	1269	$3,950	$3.11	1d	1	1.29mi
8831 Sailport Dr Huntington Beach, CA	4.0	2.5	2224	$6,095	$2.74	18d	1	1.32mi
8831 Sailport Dr Huntington Beach, CA	4.0	3.0	2224	$6,095	$2.74	1d	1	1.32mi
9111 Warfield Dr Huntington Beach, CA	4.0	2.5	1812	$5,500	$3.04	24d	1	1.35mi
7882 Orchid Dr Huntington Beach, CA	3.0	2.5	1868	$4,995	$2.67	11d	1	1.44mi
17151 Hague Ln Huntington Beach, CA	4.0	3.0	1974	$5,700	$2.89	19d	1	1.44mi
7833 Orchid Dr Huntington Beach, CA	4.0	2.5	2141	$5,900	$2.76	3d	1	1.50mi

Listing history 29 events

1. 2026-06-18
   days on market $299,900 Active 33 DOM
2. 2026-06-17
   days on market $299,900 Active 32 DOM
3. 2026-06-16
   days on market $299,900 Active 31 DOM
4. 2026-06-15
   days on market $299,900 Active 30 DOM
5. 2026-06-13
   days on market $299,900 Active 28 DOM
6. 2026-06-13
   days on market $299,900 Active 27 DOM
7. 2026-06-09
   days on market $299,900 Active 24 DOM
8. 2026-06-08
   days on market $299,900 Active 23 DOM
9. 2026-06-07
   days on market $299,900 Active 22 DOM
10. 2026-06-04
    days on market $299,900 Active 19 DOM
11. 2026-06-03
    days on market $299,900 Active 18 DOM
12. 2026-06-02
    days on market $299,900 Active 17 DOM
13. 2026-06-01
    days on market $299,900 Active 16 DOM
14. 2026-05-31
    days on market $299,900 Active 15 DOM
15. 2026-05-16
    listed $299,900 Active
16. 2021-01-11
    soldstatus $180,000 Closed Sale 873-char remark

    Show marketing remark (873 chars)

    This beautiful home located in a quiet corner of the neighborhood is a hidden gem. Three bedrooms, 2 1/2 baths, laundry room and a two car garage comprise this unique home. The kitchen is a gorgeous gathering space with new quartz countertops, an island, breakfast nook and plenty of cabinet space. A spacious master retreat features two walk-in closets with a spa-like master bath featuring dual vanities, free standing tub and a luxurious tiled shower. A newly renovated Jack-and-Jill bathroom connect the two remaining bedrooms. Enjoy a beautiful sunset from the privacy of your own peaceful garden haven accented with an LED candle wall and fire pit. Close to Newport Beach and Huntington Beach. Many convenient shopping centers within walking distance and highly sought after school district. This is an amazing city to live in and this property won’t last long!

17. 2021-01-11
    soldstatus $180,000 Closed Sale 873-char remark

    Show marketing remark (873 chars)

    This beautiful home located in a quiet corner of the neighborhood is a hidden gem. Three bedrooms, 2 1/2 baths, laundry room and a two car garage comprise this unique home. The kitchen is a gorgeous gathering space with new quartz countertops, an island, breakfast nook and plenty of cabinet space. A spacious master retreat features two walk-in closets with a spa-like master bath featuring dual vanities, free standing tub and a luxurious tiled shower. A newly renovated Jack-and-Jill bathroom connect the two remaining bedrooms. Enjoy a beautiful sunset from the privacy of your own peaceful garden haven accented with an LED candle wall and fire pit. Close to Newport Beach and Huntington Beach. Many convenient shopping centers within walking distance and highly sought after school district. This is an amazing city to live in and this property won’t last long!

18. 2020-12-29
    status Pending Sale 873-char remark

    Show marketing remark (873 chars)

    This beautiful home located in a quiet corner of the neighborhood is a hidden gem. Three bedrooms, 2 1/2 baths, laundry room and a two car garage comprise this unique home. The kitchen is a gorgeous gathering space with new quartz countertops, an island, breakfast nook and plenty of cabinet space. A spacious master retreat features two walk-in closets with a spa-like master bath featuring dual vanities, free standing tub and a luxurious tiled shower. A newly renovated Jack-and-Jill bathroom connect the two remaining bedrooms. Enjoy a beautiful sunset from the privacy of your own peaceful garden haven accented with an LED candle wall and fire pit. Close to Newport Beach and Huntington Beach. Many convenient shopping centers within walking distance and highly sought after school district. This is an amazing city to live in and this property won’t last long!

19. 2020-12-29
    status Pending Sale 873-char remark

    Show marketing remark (873 chars)

    This beautiful home located in a quiet corner of the neighborhood is a hidden gem. Three bedrooms, 2 1/2 baths, laundry room and a two car garage comprise this unique home. The kitchen is a gorgeous gathering space with new quartz countertops, an island, breakfast nook and plenty of cabinet space. A spacious master retreat features two walk-in closets with a spa-like master bath featuring dual vanities, free standing tub and a luxurious tiled shower. A newly renovated Jack-and-Jill bathroom connect the two remaining bedrooms. Enjoy a beautiful sunset from the privacy of your own peaceful garden haven accented with an LED candle wall and fire pit. Close to Newport Beach and Huntington Beach. Many convenient shopping centers within walking distance and highly sought after school district. This is an amazing city to live in and this property won’t last long!

20. 2020-12-19
    price $189,900 873-char remark

    Show marketing remark (873 chars)

    This beautiful home located in a quiet corner of the neighborhood is a hidden gem. Three bedrooms, 2 1/2 baths, laundry room and a two car garage comprise this unique home. The kitchen is a gorgeous gathering space with new quartz countertops, an island, breakfast nook and plenty of cabinet space. A spacious master retreat features two walk-in closets with a spa-like master bath featuring dual vanities, free standing tub and a luxurious tiled shower. A newly renovated Jack-and-Jill bathroom connect the two remaining bedrooms. Enjoy a beautiful sunset from the privacy of your own peaceful garden haven accented with an LED candle wall and fire pit. Close to Newport Beach and Huntington Beach. Many convenient shopping centers within walking distance and highly sought after school district. This is an amazing city to live in and this property won’t last long!

21. 2020-12-19
    price $189,900 873-char remark

    Show marketing remark (873 chars)

    This beautiful home located in a quiet corner of the neighborhood is a hidden gem. Three bedrooms, 2 1/2 baths, laundry room and a two car garage comprise this unique home. The kitchen is a gorgeous gathering space with new quartz countertops, an island, breakfast nook and plenty of cabinet space. A spacious master retreat features two walk-in closets with a spa-like master bath featuring dual vanities, free standing tub and a luxurious tiled shower. A newly renovated Jack-and-Jill bathroom connect the two remaining bedrooms. Enjoy a beautiful sunset from the privacy of your own peaceful garden haven accented with an LED candle wall and fire pit. Close to Newport Beach and Huntington Beach. Many convenient shopping centers within walking distance and highly sought after school district. This is an amazing city to live in and this property won’t last long!

22. 2020-11-12
    status Active 873-char remark

    Show marketing remark (873 chars)

    This beautiful home located in a quiet corner of the neighborhood is a hidden gem. Three bedrooms, 2 1/2 baths, laundry room and a two car garage comprise this unique home. The kitchen is a gorgeous gathering space with new quartz countertops, an island, breakfast nook and plenty of cabinet space. A spacious master retreat features two walk-in closets with a spa-like master bath featuring dual vanities, free standing tub and a luxurious tiled shower. A newly renovated Jack-and-Jill bathroom connect the two remaining bedrooms. Enjoy a beautiful sunset from the privacy of your own peaceful garden haven accented with an LED candle wall and fire pit. Close to Newport Beach and Huntington Beach. Many convenient shopping centers within walking distance and highly sought after school district. This is an amazing city to live in and this property won’t last long!

23. 2020-11-12
    status Active 873-char remark

    Show marketing remark (873 chars)

    This beautiful home located in a quiet corner of the neighborhood is a hidden gem. Three bedrooms, 2 1/2 baths, laundry room and a two car garage comprise this unique home. The kitchen is a gorgeous gathering space with new quartz countertops, an island, breakfast nook and plenty of cabinet space. A spacious master retreat features two walk-in closets with a spa-like master bath featuring dual vanities, free standing tub and a luxurious tiled shower. A newly renovated Jack-and-Jill bathroom connect the two remaining bedrooms. Enjoy a beautiful sunset from the privacy of your own peaceful garden haven accented with an LED candle wall and fire pit. Close to Newport Beach and Huntington Beach. Many convenient shopping centers within walking distance and highly sought after school district. This is an amazing city to live in and this property won’t last long!

24. 2020-10-19
    status Pending Sale 873-char remark

    Show marketing remark (873 chars)

    This beautiful home located in a quiet corner of the neighborhood is a hidden gem. Three bedrooms, 2 1/2 baths, laundry room and a two car garage comprise this unique home. The kitchen is a gorgeous gathering space with new quartz countertops, an island, breakfast nook and plenty of cabinet space. A spacious master retreat features two walk-in closets with a spa-like master bath featuring dual vanities, free standing tub and a luxurious tiled shower. A newly renovated Jack-and-Jill bathroom connect the two remaining bedrooms. Enjoy a beautiful sunset from the privacy of your own peaceful garden haven accented with an LED candle wall and fire pit. Close to Newport Beach and Huntington Beach. Many convenient shopping centers within walking distance and highly sought after school district. This is an amazing city to live in and this property won’t last long!

25. 2020-10-19
    status Pending Sale 873-char remark

    Show marketing remark (873 chars)

    This beautiful home located in a quiet corner of the neighborhood is a hidden gem. Three bedrooms, 2 1/2 baths, laundry room and a two car garage comprise this unique home. The kitchen is a gorgeous gathering space with new quartz countertops, an island, breakfast nook and plenty of cabinet space. A spacious master retreat features two walk-in closets with a spa-like master bath featuring dual vanities, free standing tub and a luxurious tiled shower. A newly renovated Jack-and-Jill bathroom connect the two remaining bedrooms. Enjoy a beautiful sunset from the privacy of your own peaceful garden haven accented with an LED candle wall and fire pit. Close to Newport Beach and Huntington Beach. Many convenient shopping centers within walking distance and highly sought after school district. This is an amazing city to live in and this property won’t last long!

26. 2020-10-07
    listed $199,900 Active 873-char remark

    Show marketing remark (873 chars)

    This beautiful home located in a quiet corner of the neighborhood is a hidden gem. Three bedrooms, 2 1/2 baths, laundry room and a two car garage comprise this unique home. The kitchen is a gorgeous gathering space with new quartz countertops, an island, breakfast nook and plenty of cabinet space. A spacious master retreat features two walk-in closets with a spa-like master bath featuring dual vanities, free standing tub and a luxurious tiled shower. A newly renovated Jack-and-Jill bathroom connect the two remaining bedrooms. Enjoy a beautiful sunset from the privacy of your own peaceful garden haven accented with an LED candle wall and fire pit. Close to Newport Beach and Huntington Beach. Many convenient shopping centers within walking distance and highly sought after school district. This is an amazing city to live in and this property won’t last long!

27. 2020-10-07
    listed $199,900 Active 873-char remark

    Show marketing remark (873 chars)

    This beautiful home located in a quiet corner of the neighborhood is a hidden gem. Three bedrooms, 2 1/2 baths, laundry room and a two car garage comprise this unique home. The kitchen is a gorgeous gathering space with new quartz countertops, an island, breakfast nook and plenty of cabinet space. A spacious master retreat features two walk-in closets with a spa-like master bath featuring dual vanities, free standing tub and a luxurious tiled shower. A newly renovated Jack-and-Jill bathroom connect the two remaining bedrooms. Enjoy a beautiful sunset from the privacy of your own peaceful garden haven accented with an LED candle wall and fire pit. Close to Newport Beach and Huntington Beach. Many convenient shopping centers within walking distance and highly sought after school district. This is an amazing city to live in and this property won’t last long!

28. 2006-12-16
    historical
29. 2006-10-12
    listed $289,000

ⓘ 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 ≥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: $57,274
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,582
• − Management: −$4,582
• − Depreciation: −$8,724
• Taxable income: $16,589
• Est. tax owed @ 24.0%: −$3,981
• After-tax cash flow: $16,395/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

+3.8% since first listed

15 events — show timeline

• 2026-05-16 Listed $299,900 CRMLS
• 2021-01-11 Sold (MLS) $180,000 CRMLS
• 2021-01-11 Sold (MLS) $180,000 CRMLS
• 2020-12-29 Pending — CRMLS
• 2020-12-29 Pending — CRMLS
• 2020-12-19 Price Changed $189,900 CRMLS
• 2020-12-19 Price Changed $189,900 CRMLS
• 2020-11-12 Relisted — CRMLS
• 2020-11-12 Relisted — CRMLS
• 2020-10-19 Pending — CRMLS
• 2020-10-19 Pending — CRMLS
• 2020-10-07 Listed $199,900 CRMLS
• 2020-10-07 Listed $199,900 CRMLS
• 2006-12-16 Listing Removed — CRMLS
• 2006-10-12 Listed $289,000 CRMLS

Property tax history

-2.8%/yr

Latest (2025): $461 · -0.4% YoY. Source: county tax records.