235 S Beach Blvd #47 · Anaheim, CA 92804

$170,000

2 bd · 1.0 ba · 700 sqft · Manufactured · 59 Days on market

Built 1963 $547/mo HOA

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Why this score? — see what drove the C- 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 +17.9/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Space 47 in the desirable Cherokee Senior Mobile Home Park, a well-maintained 55+ community offering comfort, convenience, and true ownership. This beautifully updated 2-bedroom home features a modernized kitchen with elegant quartz countertops and new appliances, perfect for everyday living and entertaining. The interior has been freshly painted throughout, complemented by new flooring that creates a clean, cohesive feel. The spacious, updated bathroom adds to the home’s move-in-ready appeal. One of the standout benefits of this community is co-op ownership, residents are co-owner, meaning no space rent or land lease, a rare and valuable advantage. The community maintains

Key facts

• Quartz countertops
• Modernized kitchen
• New flooring

Tags

• MODERNIZED KITCHEN
• QUARTZ COUNTERTOPS
• NEW APPLIANCES
• FRESHLY PAINTED
• NEW FLOORING
• UPDATED BATHROOM

Property features AI

Finance

• Other: Park name: Cherokee Mobile Home Park; Pets allowed: Dogs and cats; Builder: Homark Co Inc; Directions: On Beach Blvd and Youth Center Drive between Lincoln and Orange
• Financial info: Special assessments
• HOA & community: Part of an association; Monthly association fee of $255; Secondary monthly association fee of $292; Association amenities include water, pet rules, pets permitted, playground, pool, trash service, club house, controlled access; Senior community; Street lighting in neighborhood; Manager approval required for tenancy

Exterior

• Parking: Covered parking; Driveway-level parking; Attached carport; Parking available in Cherokee Mobile Home Park
• Security: Controlled access (community amenity)
• Utilities: Public sewer; District/public water
• Home design: Mobile home (14' x 50'); Single-story; Entry at level 1
• Construction: Mobile home remains on site; Built year per assessor
• Exterior features: Community pool; Corner lot

Interior

• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Interior features: Sliding glass door(s); Community spa
• Laundry & utility: Laundry room inside; Individual laundry room; Washer hookup

🏢 Co-op / cooperative unit. The $170,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Centralia Elementary (suburban): math 59% / reading 63% proficiency, ranked #213 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 86 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 34% of the median local income ($76k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: major 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.26% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.57% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-23,247
• Equity at exit: $25,348

10-year hold

• IRR: -11.1%
• Equity multiple: 0.42×
• Total profit: $-27,415
• Equity at exit: $14,698

Cash invested: $47,600 (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 92804

• Rents YoY: 0.6%
• Active inventory: 86
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$891
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$71
• HOA: −$547
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $144

Break-even live

Break-even rent $1,967

Max offer price $170,000

Occupancy floor 88%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 S Beach Blvd Unit 208 Anaheim, CA	1.0	1.0	722	$1,850	$2.56	1d	1	0.08mi
401 S Beach Blvd Unit 207 Anaheim, CA	1.0	1.0	722	$1,850	$2.56	2d	1	0.08mi
401 S Beach Blvd Unit 215 Anaheim, CA	1.0	1.0	722	$1,850	$2.56	16d	1	0.08mi
8 Banick Dr Unit 9181-8 Anaheim, CA	1.0	1.0	525	$1,850	$3.52	1d	1	0.17mi
120 S Grand Ave Unit 102 Anaheim, CA	1.0	1.0	735	$2,270	$3.09	19d	1	0.26mi
120 S Grand Ave Unit 36 Anaheim, CA	1.0	1.0	735	$2,290	$3.12	10d	1	0.26mi
225 S Western Ave Anaheim, CA	1.0	1.0	528	$1,904	$3.60	1d	2	0.48mi
2828 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0–1.5	870	$2,550	$2.93	1d	4	0.49mi
3233 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0–2.0	855	$2,700	$3.16	1d	5	0.60mi
111 N Western Ave Anaheim, CA	1.0–2.0	1.0	846	$2,140	$2.53	1d	1	0.61mi
3230 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0	750	$2,550	$3.40	1d	1	0.62mi
145 S Westchester Dr Anaheim, CA	1.0–2.0	1.0	800	$2,595	$3.24	1d	4	0.69mi
3300 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0–2.0	809	$2,800	$3.46	1d	3	0.73mi
2910 W Ball Rd Anaheim, CA	1.0	1.0	650	$2,045	$3.15	1d	2	0.79mi
120 N Syracuse St Anaheim, CA	1.0–2.0	1.0	771	$2,540	$3.29	1d	6	0.79mi
121 N La Reina Cir Anaheim, CA	1.0	1.0	750	$1,938	$2.58	1d	2	0.87mi
3424 W Orange Ave Anaheim, CA	1.0	1.0	580	$1,925	$3.32	1d	1	0.92mi
3428 W Orange Ave Anaheim, CA	1.0–2.0	1.0–2.0	800	$2,650	$3.31	1d	5	0.94mi
2642 W Lincoln Ave Anaheim, CA	2.0	1.0–2.0	725	$2,559	$3.53	10d	6	0.94mi
1200 Sharon Cir Unit 5 Anaheim, CA	1.0	1.0	575	$1,895	$3.30	1d	1	0.99mi
119 S Magnolia Ave Unit 15 Anaheim, CA	1.0	1.0	650	$1,895	$2.92	1d	1	1.04mi
7862 2nd St Stanton, CA	1.0	1.0	720	$2,000	$2.78	18d	1	1.05mi
150 S Magnolia Ave Anaheim, CA	1.0	1.0	680	$2,345	$3.45	1d	5	1.06mi
150 S Magnolia Ave Unit 253 Anaheim, CA	1.0	1.0	680	$2,290	$3.37	5d	1	1.06mi
2704 W Ball Rd Apt 6G Anaheim, CA	1.0	1.0	700	$2,240	$3.20	16d	1	1.13mi
3523 W Savanna St Unit 19 Anaheim, CA	1.0	1.0	600	$1,900	$3.17	2d	1	1.16mi
3700 W Mungall Dr Anaheim, CA	1.0	1.0	700	$1,995	$2.85	1d	1	1.17mi
120 N Magnolia Ave Anaheim, CA	1.0–2.0	1.0	855	$2,745	$3.21	1d	6	1.17mi
7187 Santa Lucia Cir Buena Park, CA	1.0	1.0	700	$1,900	$2.71	1d	1	1.19mi
2660 W Ball Rd Anaheim, CA	1.0	1.0	704	$1,950	$2.77	1d	2	1.19mi
2648 W Ball Rd Anaheim, CA	1.0–2.0	1.0–2.0	843	$2,600	$3.08	1d	1	1.22mi
3931 W Orange Ave Anaheim, CA	1.0–2.0	1.0	847	$2,699	$3.18	1d	6	1.29mi
2515 W Lincoln Ave Anaheim, CA	1.0–3.0	1.0–2.0	1024	$2,525	$2.47	1d	1	1.31mi
3534 W Ball Rd Anaheim, CA	1.0	1.0	632	$2,075	$3.28	1d	1	1.34mi
10453 Westchester Dr Stanton, CA	2.0	2.0	700	$3,300	$4.71	2d	1	1.37mi
8641 W Cerritos Ave Unit F Stanton, CA	1.0	1.0	620	$1,650	$2.66	1d	1	1.39mi
8641 W Cerritos Ave Unit B Stanton, CA	1.0	1.0	620	$1,800	$2.90	1d	1	1.39mi
905 S Webster Ave Anaheim, CA	1.0	1.0	655	$2,060	$3.15	1d	3	1.43mi
6882 San Paco Cir Unit B Buena Park, CA	1.0	1.0	550	$2,500	$4.55	18d	1	1.45mi
2520 W Ball Rd Anaheim, CA	1.0	1.0	650	$2,128	$3.27	1d	2	1.46mi

HOA detail

• Monthly dues: $547 · $6,564/yr

Listing history 15 events

1. 2026-06-18
   days on market $170,000 Active 59 DOM
2. 2026-06-17
   days on market $170,000 Active 58 DOM
3. 2026-06-16
   days on market $170,000 Active 57 DOM
4. 2026-06-15
   days on market $170,000 Active 56 DOM
5. 2026-06-13
   days on market $170,000 Active 54 DOM
6. 2026-06-13
   days on market $170,000 Active 53 DOM
7. 2026-06-09
   days on market $170,000 Active 50 DOM
8. 2026-06-08
   days on market $170,000 Active 49 DOM
9. 2026-06-07
   days on market $170,000 Active 48 DOM
10. 2026-06-04
    days on market $170,000 Active 45 DOM
11. 2026-06-03
    days on market $170,000 Active 44 DOM
12. 2026-06-02
    days on market $170,000 Active 43 DOM
13. 2026-06-01
    days on market $170,000 Active 42 DOM
14. 2026-05-31
    days on market $170,000 Active 41 DOM
15. 2026-04-20
    listed $170,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $535 · $45/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$757/yr (+$63/mo · 141.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 80% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,790
• − Mortgage interest: −$9,523
• − Property taxes: −$535
• − Insurance: −$850
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − HOA: −$6,564
• − Depreciation: −$4,945
• Taxable loss: −$754
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $1,908/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: Centralia Elementary
• NCES district ID: 0608070
• Math proficiency: 59% ▲ 1.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $66,022
• Composite: 55.0/100
• National rank: #2782
• State rank: #213 of 1400 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): 83,537
• Household income: $76,141
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 5698.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Asian 27% White 20% Two or more races 17% Black 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 1%
• Foreign-born: 40% · Canada, Vietnam, South Korea
• Languages at home: 37% English-only · Spanish 36% Vietnamese 13% Tagalog/Filipino 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: ▼ -875.49%
• Current HPI: 443.6764
• Rent YoY: ▲ 0.57%
• 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

• 2026-04-20 Listed $170,000 CRMLS

Property tax history

+7.0%/yr

Latest (2025): $535 · +4.4% YoY. Source: county tax records.