13181-222 Lampson · Garden Grove, CA 92840

$175,999

3 bd · 2.0 ba · 1,040 sqft · Manufactured · 105 Days on market

Built 1997 $169/sqft · 13% above area Est $156k · 13% over ↓ 7% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this lovely Glenhaven Mobilodge Family Community Park. This mobile home offers two large bedrooms ( one large master bedroom ) and 2 full bathrooms remodeled a couple years ago, laminate flooring, large family room can be used the office or bedroom #3, dinning area , laundry room closed to kitchen area. This amenities includes beautiful swimming pool, convenience go to supermarket, closed to elementary school, Disney land and easy access to 22 freeway. Space lease $2,161.00 monthly for new owner.

Key facts

• 2 parking spots
• Community pool
• Built 1997

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $176k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $176k).
• Recommended offer: $160k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 1.8% in Garden Grove — 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 66/100 on livability (#343 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A; Watch: schools C-, amenities D+, cost of living F.
• Orange Unified (urban): math 39% / reading 60% proficiency, ranked #127 of 517 in CA (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.3%/yr); 51 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 38% of the median local income ($99k/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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $176k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.79% ✓
• Cap rate: 14.98%
• Cash-on-cash: 31.02%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (median comp): $155,721
• List price: $175,999
• Delta: 13.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13181 LAMPSON Ave #122	0.00mi	3/2.0	1,040 (0%)	3mo	$212,000	$204	98
13181 Lampson Ave #107	0.00mi	3/2.0	1,040 (0%)	14mo	$197,000	$189	88
13181 Lampson Ave #420	0.00mi	3/2.0	1,040 (0%)	15mo	$185,000	$178	88
13181 Lampson Ave #317	0.00mi	3/2.0	1,040 (0%)	21mo	$183,000	$176	83
13181 Lampson Ave #112	0.00mi	3/2.0	1,080 (+4%)	16mo	$205,000	$190	80
12560 Haster St #149	0.14mi	3/2.0	960 (-8%)	12mo	$55,000	$57	71
12560 Haster St #205	0.14mi	2/2.0 (-1)	960 (-8%)	6mo	$68,000	$71	70
13181 Lampson Ave #119	0.00mi	2/2.0 (-1)	960 (-8%)	21mo	$145,000	$151	65
12560 Haster St #233	0.14mi	3/2.0	905 (-13%)	16mo	$172,500	$191	58
13061 Fairview St #22	0.66mi	2/2.0 (-1)	895 (-14%)	4mo	$242,301	$271	38
2300 S Lewis St #172	0.75mi	3/2.0	1,176 (+13%)	7mo	$155,000	$132	38
2300 S Lewis St #150	0.75mi	3/2.0	1,160 (+12%)	20mo	$175,000	$151	29

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.80×
• Total profit: $39,457
• Equity at exit: $26,242

10-year hold

• IRR: 27.1%
• Equity multiple: 3.19×
• Total profit: $108,038
• Equity at exit: $15,217

Cash invested: $49,280 (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 92840

• Rents YoY: 1.3%
• Active inventory: 51
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,152 high
• Mortgage (P&I): −$923
• Tax est. 1.5%: −$220 /mo · $2,640/yr
• Insurance: −$73
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $1,149

Break-even live

Break-even rent $1,698

Max offer price $175,999

Occupancy floor 59%

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13061 Lampson Ave Garden Grove, CA	1.0–2.0	1.0–1.5	847	$2,550	$3.01	10d	2	0.11mi
13181 Balboa Ave Garden Grove, CA	3.0	2.0	1000	$3,295	$3.29	43d	1	0.37mi
12611 Sungrove Cir Garden Grove, CA	3.0	2.0	1258	$3,350	$2.66	22d	1	0.38mi
12621 Lewis St Garden Grove, CA	2.0	2.0	960	$2,600	$2.71	7d	1	0.39mi
12681 Lewis St Garden Grove, CA	2.0	1.0–2.0	775	$2,722	$3.51	1d	1	0.41mi
200 City Blvd W Orange, CA	2.0	1.0–2.0	897	$3,263	$3.64	1d	12	0.45mi
12602 Citruswood Ave Garden Grove, CA	3.0	2.0	1000	$6,000	$6.00	1d	1	0.59mi
13100 Garden Grove Blvd Garden Grove, CA	2.0	2.0	902	$2,700	$2.99	43d	1	0.63mi
12664 Chapman Ave Garden Grove, CA	2.0	2.0	1060	$2,950	$2.78	24d	1	0.65mi
385 S Manchester Ave Orange, CA	2.0	1.0–2.0	903	$4,346	$4.81	2d	26	0.68mi
3825 W Garden Grove Blvd Orange, CA	1.0–3.0	1.0–2.5	1112	$2,845	$2.56	2d	3	0.68mi
12777 Garden Grove Blvd Garden Grove, CA	1.0–2.0	1.0–2.0	731	$2,470	$3.38	7d	3	0.69mi
126 E Wilken Way Unit 6 Anaheim, CA	2.0	1.0	900	$2,995	$3.33	1d	1	0.74mi
332 W Summerfield Cir Anaheim, CA	3.0	2.5	1440	$5,250	$3.65	43d	1	0.77mi
12842 Palm St #6 Garden Grove, CA	2.0	1.0	864	$2,400	$2.78	24d	1	0.80mi
335 W Summerfield Cir Anaheim, CA	2.0	2.5	1478	$3,550	$2.40	43d	1	0.81mi
488 W Summerfield Cir Unit 1 Anaheim, CA	2.0	2.5	1226	$3,495	$2.85	24d	1	0.82mi
12291 Hampton Ave Garden Grove, CA	3.0	2.0	1146	$4,950	$4.32	13d	1	0.91mi
2104 S Lewis St Anaheim, CA	1.0–2.0	1.0–2.0	804	$3,080	$3.83	1d	5	0.91mi
801 E Orangewood Ave Anaheim, CA	1.0–2.0	1.0–2.0	775	$3,185	$4.11	1d	4	0.95mi
2170 S Harbor Blvd Anaheim, CA	1.0–2.0	1.0–2.0	756	$3,000	$3.97	12d	4	0.96mi
2044 S Nautical St Anaheim, CA	2.0	1.0	850	$2,300	$2.71	1d	1	1.03mi
2045 S Haster St Anaheim, CA	2.0	1.0–1.5	1035	$3,048	$2.94	1d	3	1.03mi
12162 Jentges Ave Garden Grove, CA	2.0	1.0	908	$2,620	$2.89	12d	2	1.08mi
299 N State College Blvd Orange, CA	2.0	1.0–2.0	1006	$4,805	$4.78	1d	75	1.08mi
325 E Leatrice Ln Anaheim, CA	2.0	1.0	725	$2,475	$3.41	11d	1	1.08mi
401 W Orangewood Ave Anaheim, CA	1.0–2.0	1.0–2.0	931	$2,830	$3.04	1d	1	1.10mi
12132 Chapman Ave Garden Grove, CA	2.0	1.5	908	$2,445	$2.69	16d	1	1.11mi
2001 S Haster St Anaheim, CA	1.0–2.0	1.0–1.5	885	$2,655	$3.00	11d	5	1.12mi
2001 S Haster St Unit 29B Anaheim, CA	2.0	1.5	910	$2,655	$2.92	1d	1	1.13mi
2001 S Haster St Unit 05D Anaheim, CA	3.0	2.0	1150	$3,495	$3.04	22d	1	1.13mi
2001 S Haster St Unit 02C Anaheim, CA	2.0	1.0	960	$2,595	$2.70	1d	1	1.13mi
331 E Wakefield Ave Anaheim, CA	3.0	2.0	1134	$3,200	$2.82	16d	1	1.14mi
331 E Wakefield Ave Anaheim, CA	4.0	2.0	1344	$3,500	$2.60	1d	1	1.14mi
1313 W Memory Ln Santa Ana, CA	1.0–2.0	1.0–2.0	803	$2,750	$3.42	43d	4	1.17mi
3063 W Chapman Ave Orange, CA	1.0–2.0	1.0–2.0	869	$3,247	$3.73	1d	30	1.21mi
1921 S Union St Anaheim, CA	3.0	1.0–2.0	962	$4,392	$4.57	1d	19	1.23mi
12562 Cardinal Ave Unit B Garden Grove, CA	3.0	1.0	1100	$2,800	$2.55	43d	1	1.28mi
1910 S Union St Anaheim, CA	2.0	1.0–2.0	1135	$3,773	$3.32	1d	20	1.29mi
1147 W Memory Ln Santa Ana, CA	2.0	1.5	956	$2,700	$2.82	43d	1	1.34mi

Listing history 29 events

1. 2026-06-18
   days on market $175,999 Active 105 DOM
2. 2026-06-17
   days on market $175,999 Active 104 DOM
3. 2026-06-16
   days on market $175,999 Active 103 DOM
4. 2026-06-15
   days on market $175,999 Active 102 DOM
5. 2026-06-13
   days on market $175,999 Active 100 DOM
6. 2026-06-13
   days on market $175,999 Active 99 DOM
7. 2026-06-09
   days on market $175,999 Active 96 DOM
8. 2026-06-08
   days on market $175,999 Active 95 DOM
9. 2026-06-07
   days on market $175,999 Active 94 DOM
10. 2026-06-04
    days on market $175,999 Active 91 DOM
11. 2026-06-03
    days on market $175,999 Active 90 DOM
12. 2026-06-02
    days on market $175,999 Active 89 DOM
13. 2026-06-01
    days on market $175,999 Active 88 DOM
14. 2026-05-31
    days on market $175,999 Active 87 DOM
15. 2026-05-08
    price $175,999
16. 2026-03-05
    listed $189,999 Active
17. 2025-12-01
    soldstatus $60,000 Closed Sale 512-char remark

    Show marketing remark (512 chars)

    Welcome to this lovely Glenhaven Mobilodge Family Community Park. This mobile home offers two large bedrooms ( one large master bedroom ) and 2 full bathrooms remodeled a couple years ago, laminate flooring, large family room can be used the office or bedroom #3, dinning area , laundry room closed to kitchen area. This amenities includes beautiful swimming pool, convenience go to supermarket, closed to elementary school, Disney land and easy access to 22 freeway. Space lease $2,161.00 monthly for new owner.

18. 2025-11-25
    status Pending Sale 512-char remark

    Show marketing remark (512 chars)

    Welcome to this lovely Glenhaven Mobilodge Family Community Park. This mobile home offers two large bedrooms ( one large master bedroom ) and 2 full bathrooms remodeled a couple years ago, laminate flooring, large family room can be used the office or bedroom #3, dinning area , laundry room closed to kitchen area. This amenities includes beautiful swimming pool, convenience go to supermarket, closed to elementary school, Disney land and easy access to 22 freeway. Space lease $2,161.00 monthly for new owner.

19. 2025-11-13
    price $69,000 512-char remark

    Show marketing remark (512 chars)

    Welcome to this lovely Glenhaven Mobilodge Family Community Park. This mobile home offers two large bedrooms ( one large master bedroom ) and 2 full bathrooms remodeled a couple years ago, laminate flooring, large family room can be used the office or bedroom #3, dinning area , laundry room closed to kitchen area. This amenities includes beautiful swimming pool, convenience go to supermarket, closed to elementary school, Disney land and easy access to 22 freeway. Space lease $2,161.00 monthly for new owner.

20. 2025-11-01
    price $79,000 512-char remark

    Show marketing remark (512 chars)

    Welcome to this lovely Glenhaven Mobilodge Family Community Park. This mobile home offers two large bedrooms ( one large master bedroom ) and 2 full bathrooms remodeled a couple years ago, laminate flooring, large family room can be used the office or bedroom #3, dinning area , laundry room closed to kitchen area. This amenities includes beautiful swimming pool, convenience go to supermarket, closed to elementary school, Disney land and easy access to 22 freeway. Space lease $2,161.00 monthly for new owner.

21. 2025-10-14
    price $89,900 512-char remark

    Show marketing remark (512 chars)

    Welcome to this lovely Glenhaven Mobilodge Family Community Park. This mobile home offers two large bedrooms ( one large master bedroom ) and 2 full bathrooms remodeled a couple years ago, laminate flooring, large family room can be used the office or bedroom #3, dinning area , laundry room closed to kitchen area. This amenities includes beautiful swimming pool, convenience go to supermarket, closed to elementary school, Disney land and easy access to 22 freeway. Space lease $2,161.00 monthly for new owner.

22. 2025-09-24
    listed $99,900 Active 512-char remark

    Show marketing remark (512 chars)

    Welcome to this lovely Glenhaven Mobilodge Family Community Park. This mobile home offers two large bedrooms ( one large master bedroom ) and 2 full bathrooms remodeled a couple years ago, laminate flooring, large family room can be used the office or bedroom #3, dinning area , laundry room closed to kitchen area. This amenities includes beautiful swimming pool, convenience go to supermarket, closed to elementary school, Disney land and easy access to 22 freeway. Space lease $2,161.00 monthly for new owner.

23. 2024-10-30
    soldstatus $165,000 Closed Sale
24. 2024-08-29
    historical
25. 2024-08-16
    status Active
26. 2024-06-26
    status Active
27. 2024-06-17
    price $165,000
28. 2024-05-27
    price $179,000
29. 2024-05-24
    listed $189,000 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 A · 0% 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 6/10 Major 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,824
• − Mortgage interest: −$9,859
• − Property taxes: −$2,640
• − Insurance: −$2,382
• − Repairs & maintenance: −$3,026
• − Management: −$3,026
• − Depreciation: −$5,120
• Taxable income: $11,771
• Est. tax owed @ 24.0%: −$2,825
• After-tax cash flow: $10,958/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: Orange Unified
• NCES district ID: 0628650
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 60% ▲ 3.00%
• Median HH income: $83,557
• Composite: 45.5/100
• National rank: #2609
• State rank: #127 of 517 in CA

Livability — Garden Grove

• Score: 66/100
• State rank: #343
• US rank: #11727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garden Grove, CA
• County: Orange County · 3,096,323 people
• City population: 157,355
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 54,534
• Household income: $98,881
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 2006.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 43% Asian 37% White 16% Two or more races 15%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Lithuanian 1%
• Foreign-born: 43% · Vietnam, Canada, South Korea
• Languages at home: 33% English-only · Spanish 32% Vietnamese 26% Tagalog/Filipino 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: ▼ -718.10%
• Current HPI: 468.215
• Rent YoY: ▲ 1.30%
• 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

-6.9% since first listed

15 events — show timeline

• 2026-05-08 Price Changed $175,999 CRMLS
• 2026-03-05 Listed $189,999 CRMLS
• 2025-12-01 Sold (MLS) $60,000 CRMLS
• 2025-11-25 Pending — CRMLS
• 2025-11-13 Price Changed $69,000 CRMLS
• 2025-11-01 Price Changed $79,000 CRMLS
• 2025-10-14 Price Changed $89,900 CRMLS
• 2025-09-24 Listed $99,900 CRMLS
• 2024-10-30 Sold (MLS) $165,000 CRMLS
• 2024-08-29 Listing Removed — CRMLS
• 2024-08-16 Relisted — CRMLS
• 2024-06-26 Relisted — CRMLS
• 2024-06-17 Price Changed $165,000 CRMLS
• 2024-05-27 Price Changed $179,000 CRMLS
• 2024-05-24 Listed $189,000 CRMLS