16942 Lake Park Way #6 · Yorba Linda, CA 92886

$270,000

2 bd · 2.0 ba · 1,464 sqft · Manufactured · 28 Days on market

Built 1971 Est $271k · at est.

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.6/15.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Entered for comp purposes only. This active and peaceful 55+ community of Lake Park Yorba Linda features beautiful tree-lined streets, fishing pond, pool and spa, clubhouse, visitor parking and a host of social activities! Spacious 2 bedroom, 2 bath home with a secluded back patio. Price includes both refrigerators, washer/dryer.

Key facts

• Quartz countertops
• Plantation shutters
• Upgraded appliances

Tags

• SECLUDED PRIVATE PATIO
• PLANTATION SHUTTERS
• BUILT-IN CHINA CABINET
• UPGRADED APPLIANCES
• QUARTZ COUNTERTOPS
• SKYLIGHT

Property features AI

Finance

• Other: Manager approval required; Pets allowed; Access via maintained city streets; Lake on lot and fishing in community; Two or more access exits for accessibility
• Financial info: Monthly land lease (park) applies
• HOA & community: Senior community; Community features include street lighting and sidewalks; Community heated in-ground pool (gas heated) and spa; Park-managed land lease

Exterior

• Parking: Tandem covered parking; Attached carport; Parking available in the community (Lake Park Yorba Linda)
• Security: Smoke detector(s); Carbon monoxide detector(s); Resident manager (on-site oversight)
• Utilities: Public/district water; Public sewer; Natural gas connected; Electricity connected; Telephone available in street; Sewer connected; Water connected; Cable not available
• Home design: Single-story home; North-facing; Mobile home remains (24' x 61'); Turnkey condition; Double body type (multi-unit/manufactured housing)
• Construction: Aluminum exterior construction; Pillar/post/pier foundation; Aluminum and block skirt
• Exterior features: Shingle roof; Awning; Rear enclosed wood porch/patio; Patio (wood, enclosed); Privacy, partial and stucco wall fencing; Landscaped lot; Two sheds

Interior

• Kitchen: Quartz counters; Built-in range; Gas range; Range/stove hood; Refrigerator; Dishwasher; Water line to refrigerator; Water softener
• Bedrooms: Main floor primary bedroom; Main floor bedroom
• Flooring: Carpet; Wood flooring
• Bathrooms: Two full bathrooms; Double sinks in master bath; Vanity area; Bathtub and separate shower (walk-in shower); Shower in tub
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Built-in shelves/cabinets; Insulated doors; Mirrored closet doors; Plantation shutters; Window screens; Smoke and carbon monoxide detectors; Resident manager on site; Built-in community heated in-ground spa
• Laundry & utility: In-unit laundry area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.1% in Yorba Linda — 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 76/100 on livability (#105 in CA, #3,701 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: health & safety D+, 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 rising (+2.3%/yr); 117 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 + 2.3% rent growth), your $76k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $195k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,950 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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 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: 1.30% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $270,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16950 Lake Park Way #7	0.01mi	2/2.0	1,472 (+0%)	7mo	$337,000	$229	93
16776 Lake Terrace Way #247	0.20mi	2/2.0	1,440 (-2%)	2mo	$335,000	$233	87
16927 Lake Ridge Way	0.12mi	2/2.0	1,440 (-2%)	8mo	$255,000	$177	86
3761 Lake Grove Dr #55	0.07mi	2/2.0	1,368 (-7%)	2mo	$170,000	$124	84
16774 Lake Tree Dr #273	0.22mi	2/2.0	1,440 (-2%)	4mo	$344,000	$239	84
16959 Lake Knoll Ln #109	0.08mi	2/2.0	1,368 (-7%)	3mo	$215,000	$157	83
3744 Lake Grove Dr #21	0.09mi	2/2.0	1,344 (-8%)	1mo	$205,000	$153	81
3708 Lake Crest Dr	0.12mi	2/2.0	1,536 (+5%)	6mo	$284,000	$185	81
3767 Lake Glen Dr #145	0.16mi	2/2.0	1,368 (-7%)	2mo	$220,000	$161	80
16901 Lake Pleasant Ln #231	0.18mi	2/2.0	1,392 (-5%)	6mo	$190,000	$136	79
3731 Lake Side Dr	0.11mi	2/2.0	1,358 (-7%)	7mo	$269,000	$198	77
3678 Lake Crest Dr #41	0.16mi	2/2.0	1,344 (-8%)	4mo	$355,000	$264	75

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 · 2.26% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $11,584
• Equity at exit: $40,258

10-year hold

• IRR: 12.8%
• Equity multiple: 1.98×
• Total profit: $74,336
• Equity at exit: $23,345

Cash invested: $75,600 (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 92886

• Rents YoY: 2.3%
• Active inventory: 117
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,512 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$738
• Net cashflow: $909

Break-even live

Break-even rent $2,362

Max offer price $270,000

Occupancy floor 69%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Sevilla Dr Brea, CA	2.0	2.5	1534	$3,800	$2.48	43d	1	0.69mi
17564 Orange Dr Yorba Linda, CA	2.0	2.0	1015	$2,750	$2.71	43d	1	1.18mi
17568 Orange Dr Yorba Linda, CA	2.0	1.5	1050	$2,690	$2.56	12d	1	1.19mi
1441 Prospect Ave Unit B Placentia, CA	2.0	2.0	1200	$3,150	$2.62	17d	1	1.23mi
1010 E Yorba Linda Blvd Placentia, CA	1.0–2.0	1.0–2.0	780	$2,100	$2.69	7d	1	1.40mi

Listing history 20 events

1. 2026-06-18
   days on market $270,000 Active 28 DOM
2. 2026-06-17
   days on market $270,000 Active 27 DOM
3. 2026-06-16
   days on market $270,000 Active 26 DOM
4. 2026-06-15
   days on market $270,000 Active 25 DOM
5. 2026-06-13
   days on market $270,000 Active 23 DOM
6. 2026-06-13
   days on market $270,000 Active 22 DOM
7. 2026-06-09
   days on market $270,000 Active 19 DOM
8. 2026-06-08
   days on market $270,000 Active 18 DOM
9. 2026-06-07
   days on market $270,000 Active 17 DOM
10. 2026-06-04
    days on market $270,000 Active 14 DOM
11. 2026-06-03
    days on market $270,000 Active 13 DOM
12. 2026-06-02
    days on market $270,000 Active 12 DOM
13. 2026-06-01
    days on market $270,000 Active 11 DOM
14. 2026-05-31
    days on market $270,000 Active 10 DOM
15. 2026-05-21
    listed $270,000 Active
16. 2022-11-22
    listed $195,000 331-char remark

    Show marketing remark (331 chars)

    Entered for comp purposes only. This active and peaceful 55+ community of Lake Park Yorba Linda features beautiful tree-lined streets, fishing pond, pool and spa, clubhouse, visitor parking and a host of social activities! Spacious 2 bedroom, 2 bath home with a secluded back patio. Price includes both refrigerators, washer/dryer.

17. 2022-11-21
    soldstatus $195,000 331-char remark

    Show marketing remark (331 chars)

    Entered for comp purposes only. This active and peaceful 55+ community of Lake Park Yorba Linda features beautiful tree-lined streets, fishing pond, pool and spa, clubhouse, visitor parking and a host of social activities! Spacious 2 bedroom, 2 bath home with a secluded back patio. Price includes both refrigerators, washer/dryer.

18. 2020-07-09
    soldstatus $175,000 Closed Sale 1125-char remark

    Show marketing remark (1125 chars)

    55 + Community This is the perfect opportunity to buy this bright spacious 2 bedroom, 2 bath home with a GREAT LOCATION and a secluded patio in the back. We begin our tour of this home by entering the living room. Right away, you will notice the plantation shutters that make the home look beautiful. As we enter the home, the dining room is the first room on the right and what a lovely built-in that lights up and will hold of your china with self-closing, deep drawers. The kitchen has plenty of countertop space. The next room we enter is the living room with another spectacular built-in for the entertainment wall. This home also features extra living space with its enclosed patio that you could use as an office or craft room. As you exit that sun room, you will find your own private patio perfect for entertaining or having your first cup of coffee in the morning. The master bedroom features big, beautiful mirrored closet doors along with the shutters. The master bath is very spacious. The home has a great location in a beautiful park. Look no further, this is the home you have been looking for. Move in ready!

19. 2020-06-03
    status Pending Sale 1125-char remark

    Show marketing remark (1125 chars)

    55 + Community This is the perfect opportunity to buy this bright spacious 2 bedroom, 2 bath home with a GREAT LOCATION and a secluded patio in the back. We begin our tour of this home by entering the living room. Right away, you will notice the plantation shutters that make the home look beautiful. As we enter the home, the dining room is the first room on the right and what a lovely built-in that lights up and will hold of your china with self-closing, deep drawers. The kitchen has plenty of countertop space. The next room we enter is the living room with another spectacular built-in for the entertainment wall. This home also features extra living space with its enclosed patio that you could use as an office or craft room. As you exit that sun room, you will find your own private patio perfect for entertaining or having your first cup of coffee in the morning. The master bedroom features big, beautiful mirrored closet doors along with the shutters. The master bath is very spacious. The home has a great location in a beautiful park. Look no further, this is the home you have been looking for. Move in ready!

20. 2020-04-01
    listed $185,000 Active 1125-char remark

    Show marketing remark (1125 chars)

    55 + Community This is the perfect opportunity to buy this bright spacious 2 bedroom, 2 bath home with a GREAT LOCATION and a secluded patio in the back. We begin our tour of this home by entering the living room. Right away, you will notice the plantation shutters that make the home look beautiful. As we enter the home, the dining room is the first room on the right and what a lovely built-in that lights up and will hold of your china with self-closing, deep drawers. The kitchen has plenty of countertop space. The next room we enter is the living room with another spectacular built-in for the entertainment wall. This home also features extra living space with its enclosed patio that you could use as an office or craft room. As you exit that sun room, you will find your own private patio perfect for entertaining or having your first cup of coffee in the morning. The master bedroom features big, beautiful mirrored closet doors along with the shutters. The master bath is very spacious. The home has a great location in a beautiful park. Look no further, this is the home you have been looking for. Move in ready!

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,147
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,372
• − Management: −$3,372
• − Depreciation: −$7,855
• Taxable income: $7,025
• Est. tax owed @ 24.0%: −$1,686
• After-tax cash flow: $9,219/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 — Yorba Linda

• Score: 76/100
• State rank: #105
• US rank: #3701

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yorba Linda, CA
• County: Orange County · 3,096,323 people
• City population: 69,429
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 49,704
• Household income: $153,397
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 861.0

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: White 51% Asian 25% Hispanic / Latino 17% Two or more races 12%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Portuguese 2% Lithuanian 2% Italian 2%
• Foreign-born: 22% · China, South Korea, Canada
• Languages at home: 70% English-only · Chinese 8% Spanish 7% Korean 5%

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: ▼ -880.71%
• Current HPI: 375.5231
• Rent YoY: ▲ 2.26%
• 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

+45.9% since first listed

6 events — show timeline

• 2026-05-21 Listed $270,000 CRMLS
• 2022-11-22 Listed $195,000 CRMLS
• 2022-11-21 Sold (MLS) $195,000 CRMLS
• 2020-07-09 Sold (MLS) $175,000 CRMLS
• 2020-06-03 Pending — CRMLS
• 2020-04-01 Listed $185,000 CRMLS