18601 Newland St #12 · Huntington Beach, CA 92646

$259,000

3 bd · 2.0 ba · 1,992 sqft · Manufactured · 236 Days on market

Built 1976 Est $251k · 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.5/10.0
• ARV discount +6.1/15.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Extensively remodeled, this stunning home is located in 55+ Los Amigos community of Huntington Beach. Plenty of room to entertain, while you are able to enjoy the beach life that is right down the street. You are welcomed by the outdoor porch leading into the large living area, bright with light pouring thru modern French doors and big enough for a baby grand piano. Inside, all this open space will guide you into the lovely kitchen with newer cabinetry and stainless steel appliances. Leading into the beamed living room with a fireplace is a wet bar that’s an entertainer’s dream. And the Master Suite with it’s gorgeous Master bath and oversize closet really make this home a stunner! Featuring a high-end vanity and decorator-tiled walk-in shower with multiple shower heads. Down the hall, the second bathroom has also been lovingly remodeled for guests, and the two guest bedrooms offer lots of space for them. A separate interior laundry room leads you to a 2nd porch, and long carport. Out back is even more patio space, perfect for a barbecue. Two large sheds for storage outside. This community features a club house, a large swimming pool, and spa for comfort & enjoyment.

Key facts

• Remodeled
• Modernized kitchen
• Wet bar

Tags

• REMODELED
• DRYWALL INTERIOR
• UPGRADED ELECTRICAL
• MODERNIZED KITCHEN
• MODERNIZED BATHROOMS
• WET BAR

Property features AI

Finance

• Other: Living area is estimated; Lot density approximately 0-1 unit per acre; Elevation measured in feet; Directions: South on Newland past Ellis, turn right into park
• Financial info: Land lease of $1,975
• HOA & community: Senior community; Manager approval required

Exterior

• Parking: Located in Los Amigos park
• Utilities: Public sewer; District/Public water
• Home design: Single-story; Entry on level 1; Mobile home remains
• Construction: Built by builder (year built source: Builder); Mobile width 43 ft, length 64 ft
• Exterior features: Community pool; Suburban neighborhood

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Front door entry
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $259k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $259k).
• Recommended offer: $228k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 1.6% in Huntington Beach — 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 67/100 on livability (#306 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A-; Watch: amenities C-, 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.
• Zoned schools: Ethel Dwyer Middle (995 students, 27% FRL); Huntington Beach High (math 72% / reading 87%, grade A-, #45 of 1,170 statewide, top 4%, 2,807 students, 32% FRL).
• Market conditions: Rents rising (+1.2%/yr); 120 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 44% of the median local income ($131k/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 $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 + 1.2% rent growth), your $73k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $227,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 1.84% ✓
• Cap rate: 15.48%
• Cash-on-cash: 32.81%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $250,992
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18601 Newland St #3	0.00mi	2/2.0 (-1)	1,920 (-4%)	8mo	$135,000	$70	82
18601 Newland St #71	0.00mi	3/2.0	1,840 (-8%)	7mo	$199,000	$108	81
18601 Newland St #26	0.00mi	2/2.0 (-1)	1,920 (-4%)	16mo	$242,000	$126	76
18601 Newland St #101	0.00mi	2/2.0 (-1)	1,700 (-15%)	12mo	$399,000	$235	61

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 · 1.2% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.05×
• Total profit: $75,887
• Equity at exit: $38,618

10-year hold

• IRR: 32.5%
• Equity multiple: 3.69×
• Total profit: $195,354
• Equity at exit: $22,394

Cash invested: $72,520 (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 92646

• Rents YoY: 1.2%
• Active inventory: 120
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $4,775 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,003
• Net cashflow: $1,983

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 53%

Sensitivity live

Price	-10% $2,162	-5% $2,072	+0% $1,983	+5% $1,893	+10% $1,804
Rent	-10% $1,605	-5% $1,794	+0% $1,983	+5% $2,171	+10% $2,360
Rate	-1.0pp $2,113	-0.5pp $2,049	base $1,983	+0.5pp $1,916	+1.0pp $1,847

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18341 Gum Tree Ln Huntington Beach, CA	3.0	2.5	1658	$4,500	$2.71	4d	1	0.39mi
18504 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	1054	$3,231	$3.06	0d	1	0.43mi
8579 Volga River Cir Fountain Valley, CA	3.0	2.0	1425	$3,500	$2.46	25d	1	0.44mi
18750 Delaware St Huntington Beach, CA	3.0	1.0–2.0	1202	$11,537	$9.60	0d	109	0.61mi
7805 Garfield Ave Huntington Beach, CA	4.0	2.5	1844	$4,800	$2.60	23d	1	0.69mi
9021 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1818	$5,750	$3.16	0d	1	0.74mi
9022 Hyde Park Dr Huntington Beach, CA	4.0	2.5	1868	$4,995	$2.67	26d	1	0.76mi
7882 Orchid Dr Huntington Beach, CA	3.0	2.5	1868	$4,995	$2.67	11d	1	0.82mi
8831 Sailport Dr Huntington Beach, CA	4.0	2.5	2224	$6,095	$2.74	19d	1	0.83mi
8831 Sailport Dr Huntington Beach, CA	4.0	3.0	2224	$6,095	$2.74	0d	1	0.83mi
18131 S 3rd St Fountain Valley, CA	3.0	2.0	1254	$5,000	$3.99	0d	1	0.84mi
18662 Park Meadow Ln Huntington Beach, CA	3.0	3.0	1543	$5,100	$3.31	3d	1	0.84mi
7676 Park Bay Dr Huntington Beach, CA	3.0	2.5	2022	$5,250	$2.60	0d	1	0.86mi
18635 Park Meadow Ln Huntington Beach, CA	3.0	2.5	1543	$4,650	$3.01	18d	1	0.86mi
19343 McLaren Ln Huntington Beach, CA	3.0	2.0	1654	$4,000	$2.42	25d	1	0.86mi
7833 Orchid Dr Huntington Beach, CA	4.0	2.5	2141	$5,900	$2.76	4d	1	0.87mi
7562 Ellis Ave Huntington Beach, CA	2.0–3.0	1.5–2.5	1223	$2,800	$2.29	5d	1	0.90mi
8597 Rock Fish Cir Fountain Valley, CA	4.0	2.0	2342	$5,200	$2.22	7d	1	0.90mi
2724 17th St Huntington Beach, CA	3.0	2.5	1847	$4,700	$2.54	0d	1	0.96mi
19071 Main St #105 Huntington Beach, CA	2.0	2.5	1300	$4,500	$3.46	4d	1	1.07mi
17850 Winterberry St Fountain Valley, CA	4.0	3.0	2562	$6,900	$2.69	0d	1	1.07mi
9111 Warfield Dr Huntington Beach, CA	4.0	2.5	1812	$5,500	$3.04	25d	1	1.09mi
18785 Roxbury Ln Huntington Beach, CA	3.0	2.5	2444	$6,500	$2.66	0d	1	1.13mi
9213 El Tango Cir Fountain Valley, CA	3.0	3.0	1670	$4,800	$2.87	0d	1	1.14mi
17570 Van Buren Ln Huntington Beach, CA	3.0	2.5	1269	$3,950	$3.11	2d	1	1.17mi
19122 Cole Ln Huntington Beach, CA	3.0	2.5	1350	$4,500	$3.33	0d	1	1.18mi
2020 Florida St Unit A Huntington Beach, CA	3.0	2.5	1226	$3,725	$3.04	0d	1	1.20mi
7401 Seabluff Dr #103 Huntington Beach, CA	2.0	2.5	1999	$5,300	$2.65	0d	1	1.22mi
9595 Toucan Ave Fountain Valley, CA	3.0	2.5	1548	$4,200	$2.71	18d	1	1.22mi
19109 Azul Ln Huntington Beach, CA	4.0	2.5	2169	$5,500	$2.54	0d	1	1.24mi
17442 Jefferson Ln Huntington Beach, CA	4.0	3.0	2064	$5,300	$2.57	16d	1	1.25mi
9704 Lark Cir Fountain Valley, CA	4.0	2.5	1528	$4,600	$3.01	23d	1	1.27mi
8521 Afton Cir Huntington Beach, CA	4.0	3.0	1950	$5,500	$2.82	4d	1	1.32mi
17698 Locust St Fountain Valley, CA	4.0	2.0	2014	$7,000	$3.48	4d	1	1.35mi
18236 Sanmian Ct Fountain Valley, CA	3.0	3.0	1690	$4,100	$2.43	23d	1	1.43mi
7037 Nestucca Ct Huntington Beach, CA	3.0	2.5	1970	$5,500	$2.79	0d	1	1.47mi
1507 Backbay Cir Huntington Beach, CA	2.0	2.0	1275	$5,200	$4.08	0d	1	1.50mi

Listing history 17 events

1. 2026-06-01
   days on market $259,000 Active 236 DOM
2. 2026-05-31
   days on market $259,000 Active 235 DOM
3. 2026-03-30
   price $259,000
4. 2025-10-27
   price $269,000
5. 2025-10-08
   listed $279,000 Active
6. 2025-02-25
   historical
7. 2025-01-23
   price $299,000
8. 2024-08-26
   listed $309,500 Active
9. 2021-05-25
   soldstatus $249,000 Closed Sale 1209-char remark

   Show marketing remark (1209 chars)

   Extensively remodeled, this stunning home is located in 55+ Los Amigos community of Huntington Beach. Plenty of room to entertain, while you are able to enjoy the beach life that is right down the street. You are welcomed by the outdoor porch leading into the large living area, bright with light pouring thru modern French doors and big enough for a baby grand piano. Inside, all this open space will guide you into the lovely kitchen with newer cabinetry and stainless steel appliances. Leading into the beamed living room with a fireplace is a wet bar that’s an entertainer’s dream. And the Master Suite with it’s gorgeous Master bath and oversize closet really make this home a stunner! Featuring a high-end vanity and decorator-tiled walk-in shower with multiple shower heads. Down the hall, the second bathroom has also been lovingly remodeled for guests, and the two guest bedrooms offer lots of space for them. A separate interior laundry room leads you to a 2nd porch, and long carport. Out back is even more patio space, perfect for a barbecue. Two large sheds for storage outside. This community features a club house, a large swimming pool, and spa for comfort & enjoyment.

10. 2021-04-03
    historical Active Under Contract 1209-char remark

    Show marketing remark (1209 chars)

    Extensively remodeled, this stunning home is located in 55+ Los Amigos community of Huntington Beach. Plenty of room to entertain, while you are able to enjoy the beach life that is right down the street. You are welcomed by the outdoor porch leading into the large living area, bright with light pouring thru modern French doors and big enough for a baby grand piano. Inside, all this open space will guide you into the lovely kitchen with newer cabinetry and stainless steel appliances. Leading into the beamed living room with a fireplace is a wet bar that’s an entertainer’s dream. And the Master Suite with it’s gorgeous Master bath and oversize closet really make this home a stunner! Featuring a high-end vanity and decorator-tiled walk-in shower with multiple shower heads. Down the hall, the second bathroom has also been lovingly remodeled for guests, and the two guest bedrooms offer lots of space for them. A separate interior laundry room leads you to a 2nd porch, and long carport. Out back is even more patio space, perfect for a barbecue. Two large sheds for storage outside. This community features a club house, a large swimming pool, and spa for comfort & enjoyment.

11. 2021-01-10
    listed $259,000 Active 1209-char remark

    Show marketing remark (1209 chars)

    Extensively remodeled, this stunning home is located in 55+ Los Amigos community of Huntington Beach. Plenty of room to entertain, while you are able to enjoy the beach life that is right down the street. You are welcomed by the outdoor porch leading into the large living area, bright with light pouring thru modern French doors and big enough for a baby grand piano. Inside, all this open space will guide you into the lovely kitchen with newer cabinetry and stainless steel appliances. Leading into the beamed living room with a fireplace is a wet bar that’s an entertainer’s dream. And the Master Suite with it’s gorgeous Master bath and oversize closet really make this home a stunner! Featuring a high-end vanity and decorator-tiled walk-in shower with multiple shower heads. Down the hall, the second bathroom has also been lovingly remodeled for guests, and the two guest bedrooms offer lots of space for them. A separate interior laundry room leads you to a 2nd porch, and long carport. Out back is even more patio space, perfect for a barbecue. Two large sheds for storage outside. This community features a club house, a large swimming pool, and spa for comfort & enjoyment.

12. 2016-09-30
    historical
13. 2016-05-09
    listed $159,900 Active
14. 2016-03-31
    historical
15. 2016-01-02
    listed $169,900 Active
16. 2015-12-31
    historical
17. 2015-09-21
    listed $169,900 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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°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: $57,306
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$4,584
• − Management: −$4,584
• − Depreciation: −$7,535
• Taxable income: $20,914
• Est. tax owed @ 24.0%: −$5,019
• After-tax cash flow: $18,773/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 — Huntington Beach

• Score: 67/100
• State rank: #306
• US rank: #10298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington Beach, CA
• County: Orange County · 3,096,323 people
• City population: 194,835
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 54,615
• Household income: $130,672
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 1226.0

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 16% Asian 13% Two or more races 13%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 15% · Vietnam, Canada, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 5% Chinese 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: ▼ -1082.92%
• Current HPI: 459.3987
• Rent YoY: ▲ 1.20%
• 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

+52.4% since first listed

15 events — show timeline

• 2026-03-30 Price Changed $259,000 CRMLS
• 2025-10-27 Price Changed $269,000 CRMLS
• 2025-10-08 Listed $279,000 CRMLS
• 2025-02-25 Listing Removed — CRMLS
• 2025-01-23 Price Changed $299,000 CRMLS
• 2024-08-26 Listed $309,500 CRMLS
• 2021-05-25 Sold (MLS) $249,000 CRMLS
• 2021-04-03 Contingent — CRMLS
• 2021-01-10 Listed $259,000 CRMLS
• 2016-09-30 Listing Removed — CRMLS
• 2016-05-09 Listed $159,900 CRMLS
• 2016-03-31 Listing Removed — CRMLS
• 2016-01-02 Listed $169,900 CRMLS
• 2015-12-31 Listing Removed — CRMLS
• 2015-09-21 Listed $169,900 CRMLS

Property tax history

-0.4%/yr

Latest (2025): $127 · -0.3% YoY. Source: county tax records.