1616 S Euclid #91 · Anaheim, CA 92802

$270,000

5 bd · 2.0 ba · 1,400 sqft · Manufactured · 122 Days on market

Built 2007 19 ac lot Est $272k · at est. ↓ 23% since listing

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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
• ARV discount +7.8/15.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Key facts

• 18.69 acre lot
• Built 2007
• Listed 121 days

Property features AI

Finance

• Other: Total of 1 unit on the parcel; Lot characterized as 0–1 unit per acre (Assessor's data)
• Financial info: Land lease: $2,400
• HOA & community: Part of an association; Association provides other amenities; Community has street lighting

Exterior

• Utilities: Public sewer; District/public water
• Home design: Manufactured house; Single-story; Entry on level 1; No common walls
• Construction: Year built reported by builder; Foundation certification: No
• Exterior features: No pool

Interior

• Kitchen: Kitchen with laundry area
• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central cooling
• Interior features: All bedrooms located on the ground floor; Front entry; Single-level living (one story)
• Laundry & utility: Laundry located in the kitchen; Has laundry

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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.
• Anaheim Elementary (urban): math 25% / reading 25% proficiency, ranked #386 of 517 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.8%/yr); 26 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $5,501/mo this rent would consume 78% of the median local household income ($84k/yr) (locally 2492% 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 $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 + 3.8% rent growth), your $76k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.04% ✓
• Cap rate: 17.31%
• Cash-on-cash: 39.36%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $271,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1616 S Euclid St #23	0.00mi	5/3.0	1,368 (-2%)	4mo	$265,000	$194	89
11301 Euclid St #115	0.68mi	4/2.0 (-1)	1,500 (+7%)	1mo	$295,000	$197	51
11301 Euclid St #72	0.68mi	4/2.0 (-1)	1,512 (+8%)	21mo	$279,000	$185	32

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 · 3.75% rent growth · sell at horizon

5-year hold

• IRR: 36.5%
• Equity multiple: 2.57×
• Total profit: $118,445
• Equity at exit: $40,258

10-year hold

• IRR: 43.5%
• Equity multiple: 5.29×
• Total profit: $324,263
• 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 92802

• Rents YoY: 3.8%
• Active inventory: 26
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $5,501 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $2,480

Break-even live

Break-even rent $2,362

Max offer price $270,000

Occupancy floor 50%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 Laster Ave Unit ADU Anaheim, CA	4.0	2.5	1200	$3,600	$3.00	3d	1	0.50mi
1516 W Brande Ave Anaheim, CA	5.0	2.0	1824	$13,000	$7.13	1d	1	1.09mi

Listing history 17 events

1. 2026-06-18
   days on market $270,000 Active 122 DOM
2. 2026-06-17
   days on market $270,000 Active 121 DOM
3. 2026-06-16
   days on market $270,000 Active 120 DOM
4. 2026-06-15
   days on market $270,000 Active 119 DOM
5. 2026-06-13
   days on market $270,000 Active 117 DOM
6. 2026-06-13
   days on market $270,000 Active 116 DOM
7. 2026-06-09
   days on market $270,000 Active 113 DOM
8. 2026-06-08
   days on market $270,000 Active 112 DOM
9. 2026-06-07
   days on market $270,000 Active 111 DOM
10. 2026-06-04
    days on market $270,000 Active 108 DOM
11. 2026-06-03
    days on market $270,000 Active 107 DOM
12. 2026-06-02
    days on market $270,000 Active 106 DOM
13. 2026-06-01
    days on market $270,000 Active 105 DOM
14. 2026-05-31
    days on market $270,000 Active 104 DOM
15. 2026-05-09
    price $270,000
16. 2026-03-02
    price $299,900
17. 2026-02-16
    listed $350,000 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥90°F today · 23 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: $66,009
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$5,281
• − Management: −$5,281
• − Depreciation: −$7,855
• Taxable income: $27,069
• Est. tax owed @ 24.0%: −$6,496
• After-tax cash flow: $23,260/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: Anaheim Elementary
• NCES district ID: 0602610
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $55,235
• Composite: 22.56/100
• National rank: #8078
• State rank: #386 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): 43,132
• Household income: $84,419
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 2492.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 25% Asian 15% White 13% Black 2%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Romanian 1%
• Foreign-born: 37% · Canada, Vietnam, South Korea
• Languages at home: 31% English-only · Spanish 54% Vietnamese 8% Other Indo-European 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: ▼ -497.90%
• Current HPI: 456.7685
• Rent YoY: ▲ 3.75%
• 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

-22.9% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $270,000 CRMLS
• 2026-03-02 Price Changed $299,900 CRMLS
• 2026-02-16 Listed $350,000 CRMLS

Property tax history

-4.8%/yr

Latest (2025): $496 · +3.4% YoY. Source: county tax records.