126 Pecan Ln · Fountain Valley, CA 92708

$150,000

3 bd · 3.0 ba · 1,344 sqft · Manufactured · 128 Days on market

Built 1996 Est $160k · 6% under

---

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
• ARV discount +10.3/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Set in Fountain Valley Estates at 9320 Talbert Ave in Fountain Valley, this updated 3-bedroom, 3-bath manufactured home with a bonus room offers 1,344 sq ft of single-level living. Built in 1996 and extensively improved, the home features a newer roof, interior and exterior paint, updated plumbing and electrical, and multiple interior upgrades completed between 2021 and 2024. The open concept floor plan connects the living area, dining space, and kitchen. The kitchen includes Formica counters, a new backsplash, wood shelving, and stainless steel appliances including a 2024 refrigerator, gas range, oven, microwave, dishwasher, and garbage disposal. An osmosis water system is connected to

Key facts

• Updated electrical
• Osmosis water system
• Newer roof

Tags

• NEWER ROOF
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• OPEN CONCEPT FLOOR PLAN
• STAINLESS STEEL APPLIANCES
• OSMOSIS WATER SYSTEM

Property features AI

Finance

• Other: Manager approval required
• Financial info: Monthly land lease: $2,364 (park)
• HOA & community: Fountain Valley Estates park; Association amenities: pool, spa, dog park, tennis, sport court, maintained grounds, onsite property management; Land lease (monthly) paid to park

Exterior

• Parking: Attached carport for 2 cars; Guest parking available
• Security: Smoke detector(s); Carbon monoxide detector(s); Onsite property management
• Utilities: Standard electric service; Natural gas connected; Public sewer; District/public water available; Electricity connected; Sewer connected; Water available
• Home design: Single-story; Entry at main level; Turnkey condition; Mobile home remains (56 ft x 24 ft, double body); Access via city streets
• Construction: Composition roof; Pillar/post/pier foundation; Built by Goldenwest
• Exterior features: Front porch; Has patio; Association-maintained in-ground gunite pool and heated spa; Porch and paved road frontage; Close to clubhouse, park nearby, walkstreet, near public transit

Interior

• Kitchen: Dishwasher; Free standing range; Gas oven; Microwave; Refrigerator; Garbage disposal; Water heater unit; Formica counters; Kitchen open to family room
• Bedrooms: Primary bedroom on main floor; All bedrooms on main floor; Bonus room
• Flooring: Laminated
• Bathrooms: Three 3/4 baths (remodeled, upgraded); Primary bathroom with walk-in shower; Main floor full bath with exhaust fan
• Heating & cooling: Central furnace (forced air); Natural gas heating
• Interior features: Ceiling fan; Open floor plan; No interior steps; Double pane windows with screens; Formica counters; Remodeled and upgraded; Main floor full bath; Walk-in shower; Shower with exhaust fan
• Laundry & utility: Washer hookup; Gas and electric dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.0% 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; 38 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 43% of the median local income ($115k/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 $4k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $18k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $150k implies a 80% 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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. 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?
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: 2.74% ✓
• Cap rate: 23.95%
• Cash-on-cash: 63.07%
• DSCR: 3.81
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $159,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Road Runner	0.12mi	3/2.0	1,344 (0%)	3mo	$87,000	$65	88
130 Sumac Ln	0.04mi	3/2.0	1,240 (-8%)	9mo	$148,000	$119	74
101 Myna Ln	0.21mi	2/2.0 (-1)	1,334 (-1%)	8mo	$159,000	$119	73
203 Parrot Ln	0.10mi	3/2.0	1,440 (+7%)	8mo	$170,000	$118	73
124 Sumac Ln	0.03mi	4/2.0 (+1)	1,419 (+6%)	11mo	$176,000	$124	71
310 Magpie	0.26mi	3/2.0	1,440 (+7%)	2mo	$195,000	$135	70
209 Road Runner	0.13mi	3/2.0	1,512 (+12%)	2mo	$165,000	$109	67
108 Pigeon Ln	0.10mi	3/2.0	1,512 (+12%)	5mo	$170,000	$112	66
411 Gold Finch Ln	0.29mi	3/2.0	1,506 (+12%)	1mo	$240,000	$159	62
715 Catalpa Ln	0.35mi	2/2.0 (-1)	1,440 (+7%)	6mo	$125,000	$87	58
907 Ironwood	0.41mi	3/2.0	1,200 (-11%)	2mo	$235,000	$196	57
302 Magpie Ln	0.26mi	3/2.0	1,520 (+13%)	14mo	$265,000	$174	50

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: 62.2%
• Equity multiple: 3.78×
• Total profit: $116,835
• Equity at exit: $22,365

10-year hold

• IRR: 66.8%
• Equity multiple: 7.79×
• Total profit: $285,055
• Equity at exit: $12,969

Cash invested: $42,000 (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 92708

• Rents YoY: 3.1%
• Active inventory: 57
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $4,106 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$862
• Net cashflow: $2,207

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 41%

Sensitivity live

Price	-10% $2,311	-5% $2,259	+0% $2,207	+5% $2,155	+10% $2,104
Rent	-10% $1,883	-5% $2,045	+0% $2,207	+5% $2,369	+10% $2,532
Rate	-1.0pp $2,283	-0.5pp $2,245	base $2,207	+0.5pp $2,168	+1.0pp $2,129

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 38 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	2d	1	0.25mi
9213 El Tango Cir Fountain Valley, CA	3.0	3.0	1670	$4,800	$2.87	2d	1	0.26mi
9595 Toucan Ave Fountain Valley, CA	3.0	2.5	1548	$4,200	$2.71	17d	1	0.32mi
18236 Sanmian Ct Fountain Valley, CA	3.0	3.0	1690	$4,100	$2.43	22d	1	0.48mi
9704 Lark Cir Fountain Valley, CA	4.0	2.5	1528	$4,600	$3.01	22d	1	0.52mi
9580 El Rey Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	908	$3,469	$3.82	2d	10	0.71mi
8579 Volga River Cir Fountain Valley, CA	3.0	2.0	1425	$3,500	$2.46	25d	1	0.76mi
18091 Newland St Huntington Beach, CA	4.0	2.0	1200	$5,950	$4.96	2d	1	0.84mi
18341 Gum Tree Ln Huntington Beach, CA	3.0	2.5	1658	$4,500	$2.71	3d	1	0.95mi
17375 Brookhurst St Fountain Valley, CA	1.0–2.0	1.0	860	$2,720	$3.16	2d	5	0.96mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	16d	1	0.97mi
10220 El Monterey Ave Fountain Valley, CA	3.0	2.0	1820	$5,000	$2.75	17d	1	0.97mi
18229 Olympic Ct Fountain Valley, CA	3.0	2.0	1144	$4,300	$3.76	2d	1	1.01mi
8402 Slater Ave Huntington Beach, CA	2.0	1.0	900	$3,200	$3.56	2d	1	1.07mi
17025 Buttonwood St Fountain Valley, CA	3.0	2.0	1805	$4,999	$2.77	11d	1	1.12mi
9021 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1818	$5,750	$3.16	2d	1	1.12mi
9022 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1868	$4,995	$2.67	25d	1	1.15mi
9440 Clover Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	863	$2,718	$3.15	2d	4	1.16mi
17570 Van Buren Ln Huntington Beach, CA	3.0	2.5	1269	$3,950	$3.11	2d	1	1.23mi
8945 Riverbend Dr Huntington Beach, CA	1.0–2.0	1.0–2.0	772	$3,574	$4.63	2d	3	1.28mi
19282 Salmon Ln Huntington Beach, CA	2.0	1.0	896	$4,500	$5.02	2d	1	1.28mi
10441 Slater Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	911	$3,167	$3.48	2d	23	1.29mi
19343 McLaren Ln Huntington Beach, CA	3.0	2.0	1654	$4,000	$2.42	25d	1	1.30mi
10636 La Perla Ave Unit A Fountain Valley, CA	2.0	2.0	935	$3,150	$3.37	2d	1	1.32mi
17610 Cameron Ln Unit H Huntington Beach, CA	2.0	2.5	1020	$2,700	$2.65	2d	1	1.34mi
7881 Beachpoint Cir Unit BD19 Huntington Beach, CA	2.0	2.0	1006	$3,225	$3.21	15d	1	1.37mi
18671 Libra Cir Apt 3 Huntington Beach, CA	2.0	2.0	900	$2,500	$2.78	4d	1	1.37mi
18661 Libra Cir Apt 3 Huntington Beach, CA	2.0	2.0	900	$2,500	$2.78	16d	1	1.37mi
10244 Warner Ave Fountain Valley, CA	1.0–2.0	1.0–2.0	861	$3,279	$3.81	2d	22	1.39mi
7882 Orchid Dr Huntington Beach, CA	3.0	2.5	1868	$4,995	$2.67	11d	1	1.44mi
8072 Constantine Dr Unit A Huntington Beach, CA	3.0	2.0	1200	$3,295	$2.75	16d	1	1.45mi
7901 Newman Ave Apt C Huntington Beach, CA	2.0	2.0	900	$2,425	$2.69	2d	1	1.45mi
7891 Ellis Ave Huntington Beach, CA	2.0	1.0	1000	$2,800	$2.80	2d	1	1.46mi
16708 Redwood St Fountain Valley, CA	4.0	4.0	1838	$7,500	$4.08	3d	1	1.46mi
8081 Holland Dr Huntington Beach, CA	1.0–2.0	1.0	790	$2,878	$3.64	2d	9	1.47mi
10320 Warner Ave Fountain Valley, CA	1.0–2.0	1.0	851	$2,750	$3.23	2d	1	1.48mi
7811 Talbert Ave Huntington Beach, CA	2.0	1.0	950	$2,969	$3.13	2d	1	1.49mi
9111 Warfield Dr Huntington Beach, CA	4.0	2.5	1812	$5,500	$3.04	25d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $150,000 Active 128 DOM
2. 2026-06-17
   days on market $150,000 Active 127 DOM
3. 2026-06-16
   days on market $150,000 Active 126 DOM
4. 2026-06-15
   days on market $150,000 Active 125 DOM
5. 2026-06-13
   days on market $150,000 Active 123 DOM
6. 2026-06-13
   days on market $150,000 Active 122 DOM
7. 2026-06-09
   days on market $150,000 Active 119 DOM
8. 2026-06-08
   days on market $150,000 Active 118 DOM
9. 2026-06-07
   days on market $150,000 Active 117 DOM
10. 2026-06-04
    days on market $150,000 Active 114 DOM
11. 2026-06-03
    days on market $150,000 Active 113 DOM
12. 2026-06-02
    days on market $150,000 Active 112 DOM
13. 2026-06-01
    days on market $150,000 Active 111 DOM
14. 2026-05-31
    days on market $150,000 Active 110 DOM
15. 2026-02-10
    listed $168,000 Active
16. 2026-02-07
    historical
17. 2025-10-18
    listed $175,000 Active
18. 2025-10-16
    historical
19. 2024-10-14
    historical
20. 2024-06-02
    listed $224,900 Active
21. 2021-04-13
    soldstatus $83,500 Closed Sale
22. 2021-02-27
    status Pending Sale
23. 2020-12-22
    listed $98,900 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 · 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: $49,275
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$3,942
• − Management: −$3,942
• − Depreciation: −$4,364
• Taxable income: $25,625
• Est. tax owed @ 24.0%: −$6,150
• After-tax cash flow: $20,338/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

+69.9% since first listed

9 events — show timeline

• 2026-02-10 Listed $168,000 CRMLS
• 2026-02-07 Listing Removed — CRMLS
• 2025-10-18 Listed $175,000 CRMLS
• 2025-10-16 Coming Soon — CRMLS
• 2024-10-14 Listing Removed — CRMLS
• 2024-06-02 Listed $224,900 CRMLS
• 2021-04-13 Sold (MLS) $83,500 CRMLS
• 2021-02-27 Pending — CRMLS
• 2020-12-22 Listed $98,900 CRMLS

Property tax history

-7.4%/yr

Latest (2025): $127 · -7.2% YoY. Source: county tax records.