1845 Monrovia Ave #76 · Costa Mesa, CA 92627

$350,000

3 bd · 2.0 ba · 1,333 sqft · Manufactured · 52 Days on market

Built 1996 4.78 ac lot $263/sqft · 72% above area

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New windows. New Floors. New Kitchen and Bathrooms. New paint inside and out. New door hardware. New appliances. New rear deck. New lighting and power in shed. Updated landscaping including gravel on all four sides. All HVAC systems are original, but connections certified. All electrical outlets and light switches updated. House was releveled. All completed 2019-2020 time frame

Key facts

• Fresh coat of paint
• Near beach
• Near shopping

Tags

• REMODELED HOME
• NEW ROOF
• FRESH COAT OF PAINT
• WELL MAINTAINED COMMUNITY
• NEAR BEACH
• NEAR SHOPPING

Property features AI

Finance

• Other: Manager approval may be required for rentals; Pet policy: contact manager
• Financial info: Land lease of $1,500 monthly (park-managed)
• HOA & community: Senior community; Community features include biking, street lighting, suburban setting, and park access

Exterior

• Parking: Located in Regal Estates park
• Utilities: Sewer connected; Water connected (district/public); Electricity connected; Cable connected
• Home design: Single-story; Entry at living room
• Construction: Mobile home remains on site; Mobile dimensions approximately 27 ft by 52 ft; Year built per public records
• Exterior features: Community pool; Park nearby

Interior

• Kitchen: Dishwasher
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (furnace); Central cooling
• Interior features: Cathedral/vaulted ceilings; Community spa
• Laundry & utility: Washer included; Dryer included; Laundry in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $350k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $340k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 1.8% in Costa Mesa — 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 61/100 on livability (#558 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, amenities B; Watch: schools C-, health & safety D+, crime F.
• Newport-Mesa Unified (urban): math 46% / reading 58% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.7%/yr); 97 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 45% of the median local income ($109k/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 $2k of loan paydown is wiped out by about $10k 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 52 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $225k; list at $350k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $339,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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. 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?
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: 1.16% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $203,949
• List price: $350,000
• Delta: 71.61%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1750 Whittier #87	0.24mi	3/2.0	1,344 (+1%)	4mo	$360,000	$268	84
903 W 17th #63	0.42mi	2/2.0 (-1)	1,197 (-10%)	23mo	$207,000	$173	39

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-11,799
• Equity at exit: $52,186

10-year hold

• IRR: 5.0%
• Equity multiple: 1.34×
• Total profit: $33,640
• Equity at exit: $30,262

Cash invested: $98,000 (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 92627

• Rents YoY: 1.7%
• Active inventory: 97
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $4,057 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$852
• Net cashflow: $786

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 76%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 Monrovia Ave Costa Mesa, CA	1.0–2.0	1.0	821	$2,805	$3.42	4d	1	0.06mi
955 W 19th St Costa Mesa, CA	2.0	1.0	900	$3,043	$3.38	14d	2	0.17mi
1850 Whittier Ave Costa Mesa, CA	1.0–2.0	1.0–2.0	775	$3,657	$4.72	2d	9	0.20mi
825 Center St Costa Mesa, CA	2.0	1.0–2.0	850	$3,200	$3.76	24d	1	0.23mi
989 Arbor St Costa Mesa, CA	3.0	2.0	1200	$4,500	$3.75	24d	1	0.27mi
4 Latitude Ct Newport Beach, CA	3.0	3.0	1346	$4,200	$3.12	44d	1	0.36mi
1822 Pomona Ave Unit B Costa Mesa, CA	3.0	3.0	1200	$5,000	$4.17	3d	1	0.55mi
38 Starfish Ct Newport Beach, CA	3.0	2.5	1441	$4,000	$2.78	24d	1	0.64mi
2061-D Wallace Ave Costa Mesa, CA	2.0	1.5	986	$2,735	$2.77	24d	1	0.70mi
31 Ebb Tide Cir Newport Beach, CA	3.0	3.5	1719	$6,495	$3.78	5d	1	0.77mi
38 Ebb Tide Cir Newport Beach, CA	4.0	3.5	1864	$6,695	$3.59	8d	1	0.77mi
1544 Placentia Ave Newport Beach, CA	1.0–2.0	1.0	900	$3,035	$3.37	24d	1	0.81mi
1094 Sea Bluff Dr Costa Mesa, CA	3.0	2.0	1287	$4,200	$3.26	3d	1	0.81mi
1530 Placentia Ave Newport Beach, CA	2.0	1.0	715	$2,995	$4.19	24d	1	0.82mi
819 W 15th St Unit 4C Newport Beach, CA	2.0	2.5	1295	$4,500	$3.47	44d	1	0.90mi
2111 Harper Way Costa Mesa, CA	3.0	2.5	1871	$6,000	$3.21	21d	1	0.90mi
454 Bolero Way Newport Beach, CA	2.0	2.0	972	$4,195	$4.32	44d	1	0.91mi
1940 Maple Ave Costa Mesa, CA	2.0	2.5	1172	$3,575	$3.05	15d	1	0.94mi
1940 Maple Ave Costa Mesa, CA	2.0	2.5	1170	$3,495	$2.99	21d	1	0.94mi
9 Robon Ct #9 Newport Beach, CA	3.0	2.5	1647	$6,000	$3.64	20d	1	0.98mi
18 Odyssey Ct #116 Newport Beach, CA	3.0	3.0	1778	$7,800	$4.39	1d	1	0.99mi
2212 Placentia Ave Unit A Costa Mesa, CA	3.0	1.0	1000	$3,400	$3.40	44d	1	1.00mi
2151 Pacific Ave Costa Mesa, CA	2.0	2.0	908	$3,025	$3.33	44d	1	1.01mi
1946 Vitae Pl Costa Mesa, CA	2.0	2.5	1637	$5,350	$3.27	44d	1	1.01mi
2218 Placentia Ave Unit D Costa Mesa, CA	2.0	1.0	900	$3,000	$3.33	44d	1	1.01mi
2002 Maple Ave Costa Mesa, CA	2.0	1.0	950	$2,595	$2.73	24d	1	1.01mi
2175 Pacific Ave Unit E5 Costa Mesa, CA	2.0	2.0	1117	$3,400	$3.04	8d	1	1.06mi
2068 Maple Ave Unit C Costa Mesa, CA	2.0	2.5	1482	$5,000	$3.37	44d	1	1.06mi
19 Kamalii Ct Newport Beach, CA	2.0	2.5	1648	$5,500	$3.34	22d	1	1.06mi
201 E 16th St Unit D Costa Mesa, CA	2.0	1.0	1050	$3,700	$3.52	44d	1	1.07mi
201 E 16th St Unit C Costa Mesa, CA	2.0	1.0	1050	$3,700	$3.52	24d	1	1.07mi
204 16th Pl Unit C Costa Mesa, CA	2.0	1.0	880	$3,100	$3.52	5d	1	1.10mi
1032 W Wilson St Unit 1024B Costa Mesa, CA	2.0	1.5	1028	$2,975	$2.89	44d	1	1.10mi
14 Swift Ct #204 Newport Beach, CA	3.0	2.5	1647	$8,250	$5.01	44d	1	1.12mi
222 E 15th St Costa Mesa, CA	3.0	2.0	1350	$4,750	$3.52	44d	1	1.12mi
2258 Pamela Ln Costa Mesa, CA	3.0	2.0	1400	$3,800	$2.71	44d	1	1.13mi
2258 Pamela Ln Unit A Costa Mesa, CA	3.0	2.0	950	$3,695	$3.89	3d	1	1.13mi
2 Escapade Ct Newport Beach, CA	4.0	3.0	1778	$6,400	$3.60	44d	1	1.14mi
240 Nice Ln #102 Newport Beach, CA	2.0	1.0	1136	$4,400	$3.87	5d	1	1.15mi
240 Nice Ln Newport Beach, CA	2.0	2.0	1320	$4,995	$3.78	44d	1	1.15mi

Listing history 23 events

1. 2026-06-18
   days on market $350,000 Active 52 DOM
2. 2026-06-17
   days on market $350,000 Active 51 DOM
3. 2026-06-16
   days on market $350,000 Active 50 DOM
4. 2026-06-15
   days on market $350,000 Active 49 DOM
5. 2026-06-13
   days on market $350,000 Active 47 DOM
6. 2026-06-13
   days on market $350,000 Active 46 DOM
7. 2026-06-09
   days on market $350,000 Active 43 DOM
8. 2026-06-08
   days on market $350,000 Active 42 DOM
9. 2026-06-07
   days on market $350,000 Active 41 DOM
10. 2026-06-04
    days on market $350,000 Active 38 DOM
11. 2026-06-03
    days on market $350,000 Active 37 DOM
12. 2026-06-02
    days on market $350,000 Active 36 DOM
13. 2026-06-01
    days on market $350,000 Active 35 DOM
14. 2026-05-31
    days on market $350,000 Active 34 DOM
15. 2026-04-27
    listed $350,000 Active 221-char remark
16. 2021-07-29
    historical 380-char remark

    Show marketing remark (380 chars)

    New windows. New Floors. New Kitchen and Bathrooms. New paint inside and out. New door hardware. New appliances. New rear deck. New lighting and power in shed. Updated landscaping including gravel on all four sides. All HVAC systems are original, but connections certified. All electrical outlets and light switches updated. House was releveled. All completed 2019-2020 time frame

17. 2021-07-22
    soldstatus $225,000 Closed Sale 380-char remark

    Show marketing remark (380 chars)

    New windows. New Floors. New Kitchen and Bathrooms. New paint inside and out. New door hardware. New appliances. New rear deck. New lighting and power in shed. Updated landscaping including gravel on all four sides. All HVAC systems are original, but connections certified. All electrical outlets and light switches updated. House was releveled. All completed 2019-2020 time frame

18. 2021-06-07
    listed $225,000 Active 380-char remark

    Show marketing remark (380 chars)

    New windows. New Floors. New Kitchen and Bathrooms. New paint inside and out. New door hardware. New appliances. New rear deck. New lighting and power in shed. Updated landscaping including gravel on all four sides. All HVAC systems are original, but connections certified. All electrical outlets and light switches updated. House was releveled. All completed 2019-2020 time frame

19. 2017-10-19
    soldstatus $74,000 Closed Sale

    Show marketing remark (933 chars)

    Bring your tools and ideas to update this spacious home. So much to offer in this great location near the beach. A nicely maintained Regal Estate Mobile Home Senior 55+ living community: 2 bedroom 2 full baths, bonus room can be used as a 3rd bedroom, wheelchair accessibility inside and out including walk-in shower, open living room and family room, washer and dryer hookup with a nice washer and dryer included. Home is sold as is, needs work to make it spark like a diamond once again. Stainless steel refrigerator and microwave also included. Central air condition recently installed. Cover parking and storage shed. There is a club house and includes activities, billiard game room, library and pool and spa. RV storage available and 2 small indoor pets allowed. Conveniently located near 55/405/73 fwys and Triangle Square for shopping, dining, movies and entertainment. Don't miss this opportunity to own this spacious home.

20. 2017-09-22
    historical Active Under Contract

    Show marketing remark (933 chars)

    Bring your tools and ideas to update this spacious home. So much to offer in this great location near the beach. A nicely maintained Regal Estate Mobile Home Senior 55+ living community: 2 bedroom 2 full baths, bonus room can be used as a 3rd bedroom, wheelchair accessibility inside and out including walk-in shower, open living room and family room, washer and dryer hookup with a nice washer and dryer included. Home is sold as is, needs work to make it spark like a diamond once again. Stainless steel refrigerator and microwave also included. Central air condition recently installed. Cover parking and storage shed. There is a club house and includes activities, billiard game room, library and pool and spa. RV storage available and 2 small indoor pets allowed. Conveniently located near 55/405/73 fwys and Triangle Square for shopping, dining, movies and entertainment. Don't miss this opportunity to own this spacious home.

21. 2017-09-01
    price $83,000

    Show marketing remark (933 chars)

    Bring your tools and ideas to update this spacious home. So much to offer in this great location near the beach. A nicely maintained Regal Estate Mobile Home Senior 55+ living community: 2 bedroom 2 full baths, bonus room can be used as a 3rd bedroom, wheelchair accessibility inside and out including walk-in shower, open living room and family room, washer and dryer hookup with a nice washer and dryer included. Home is sold as is, needs work to make it spark like a diamond once again. Stainless steel refrigerator and microwave also included. Central air condition recently installed. Cover parking and storage shed. There is a club house and includes activities, billiard game room, library and pool and spa. RV storage available and 2 small indoor pets allowed. Conveniently located near 55/405/73 fwys and Triangle Square for shopping, dining, movies and entertainment. Don't miss this opportunity to own this spacious home.

22. 2017-08-25
    price $89,000

    Show marketing remark (933 chars)

    Bring your tools and ideas to update this spacious home. So much to offer in this great location near the beach. A nicely maintained Regal Estate Mobile Home Senior 55+ living community: 2 bedroom 2 full baths, bonus room can be used as a 3rd bedroom, wheelchair accessibility inside and out including walk-in shower, open living room and family room, washer and dryer hookup with a nice washer and dryer included. Home is sold as is, needs work to make it spark like a diamond once again. Stainless steel refrigerator and microwave also included. Central air condition recently installed. Cover parking and storage shed. There is a club house and includes activities, billiard game room, library and pool and spa. RV storage available and 2 small indoor pets allowed. Conveniently located near 55/405/73 fwys and Triangle Square for shopping, dining, movies and entertainment. Don't miss this opportunity to own this spacious home.

23. 2017-08-25
    listed $189,000 Active

    Show marketing remark (933 chars)

    Bring your tools and ideas to update this spacious home. So much to offer in this great location near the beach. A nicely maintained Regal Estate Mobile Home Senior 55+ living community: 2 bedroom 2 full baths, bonus room can be used as a 3rd bedroom, wheelchair accessibility inside and out including walk-in shower, open living room and family room, washer and dryer hookup with a nice washer and dryer included. Home is sold as is, needs work to make it spark like a diamond once again. Stainless steel refrigerator and microwave also included. Central air condition recently installed. Cover parking and storage shed. There is a club house and includes activities, billiard game room, library and pool and spa. RV storage available and 2 small indoor pets allowed. Conveniently located near 55/405/73 fwys and Triangle Square for shopping, dining, movies and entertainment. Don't miss this opportunity to own this spacious home.

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 5 d/yr ≥82°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,678
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,894
• − Management: −$3,894
• − Depreciation: −$10,182
• Taxable income: $4,102
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $8,446/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: Newport-Mesa Unified
• NCES district ID: 0627240
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $83,922
• Composite: 47.64/100
• National rank: #2248
• State rank: #106 of 517 in CA

Livability — Costa Mesa

• Score: 61/100
• State rank: #558
• US rank: #18441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Costa Mesa, CA
• County: Orange County · 3,096,323 people
• City population: 111,101
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,393
• Household income: $108,994
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 2889.0

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 0.60)
• Race & ethnicity: White 48% Hispanic / Latino 41% Two or more races 18% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 4% Slovak 2% Romanian 2%
• Foreign-born: 22% · Canada, Vietnam, Jamaica
• Languages at home: 62% English-only · Spanish 32% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -1520.53%
• Current HPI: 455.1299
• Rent YoY: ▲ 1.71%
• 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

+85.2% since first listed

9 events — show timeline

• 2026-04-27 Listed $350,000 CRMLS
• 2021-07-29 Listing Removed — CRMLS
• 2021-07-22 Sold (MLS) $225,000 CRMLS
• 2021-06-07 Listed $225,000 CRMLS
• 2017-10-19 Sold (MLS) $74,000 CRMLS
• 2017-09-22 Contingent — CRMLS
• 2017-09-01 Price Changed $83,000 CRMLS
• 2017-08-25 Price Changed $89,000 CRMLS
• 2017-08-25 Listed $189,000 CRMLS

Property tax history

-3.9%/yr

Latest (2025): $204 · -5.1% YoY. Source: county tax records.