16444 Bolsa Chica #21 · Huntington Beach, CA 92649

$213,900

2 bd · 2.5 ba · 1,440 sqft · Manufactured · 138 Days on market

Built 1980 Est $192k · 12% over

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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 +5.5/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Price Reduction. The real joy in Orange County's Harbor Senior Living, is in fully remodeled and modernized, Luxury Mobile Homes. It’s a Modern, Beach Home that welcomes Entertainment, Luxury and Comfort. As you walk through the Covered Porch Entry, past the Draught Resistent Front Yard Landscape and approach the front door, YOU are Home. Outside, do NOT miss your spacious, Entertainment Friendly Covered Porch where you can enjoy the ocean breeze. Inside, discover an open floor plan that feels larger than 1440+ square feet of living space. Entertain your guests with this wide-open floor plan featuring the most updated modern interior design. With over $150,000 in modern upgrades, see

Key facts

• Open floor plan
• Soft close drawers
• Covered porch entry

Tags

• COVERED PORCH ENTRY
• OPEN FLOOR PLAN
• MODERN INTERIOR DESIGN
• MODERN QUARTZ COUNTERTOPS
• SHAKER CABINETS
• SOFT CLOSE DRAWERS

Property features AI

Finance

• Other: Park name: Skandia Mobile Country Club; Pets allowed; Community features include biking paths, street lighting, preserved/public land, and sidewalks
• Financial info: Monthly land lease of $2,545 (seller reported)
• HOA & community: Senior community; Association amenities: pool, spa, clubhouse, meeting room, barbecue, picnic area, banquet facilities

Exterior

• Parking: Attached carport with 2 spaces; Has parking in park
• Security: Resident manager; Manager approval required for multi-unit/park
• Utilities: Electricity on property (connected); Natural gas connected; Public/district water; Public sewer
• Home design: Single-story mobile home (Somerset model); Turnkey, updated/remodeled condition; One story; Mobile home remains on site; Has a view; Private paved road frontage
• Construction: Wood construction with drywall interior walls; Shingle roof; Wood skirt; Pillar/post/pier foundation
• Exterior features: Covered front porch; Open patio (concrete); Patio; Association pool; Association spa; Block wall fencing; Landscaped grounds; Walkstreet access

Interior

• Kitchen: Quartz counters; Remodeled kitchen; Self-closing cabinet doors and drawers; Garbage disposal; Refrigerator; Gas range and gas oven; Range/stove hood; Dishwasher; Gas water heater
• Bedrooms: Primary bedroom on main floor; All bedrooms on ground level; Primary suite with primary bathroom
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms and one half bathroom; Remodeled baths; Soaking tub; Separate tub and walk-in shower; Double sinks in master bath; Double sinks in bath(s); Main-floor full bath; Linen closet/storage; Exhaust fans; Shower; Humidity controlled
• Heating & cooling: Central heating (central furnace); Central air conditioning
• Interior features: Partially furnished; Quartz counters; Built-in storage; High (9+ foot) ceilings; Pantry; Recessed lighting; Open floor plan; Front entry; Mirrored closet doors; Panel doors; Double-pane windows with screens; Resident manager; Association spa
• Laundry & utility: Washer and dryer included; Washer hookup; Gas dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath manufactured listed at $214k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $214k).
• Recommended offer: $188k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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-, schools B+; Watch: amenities C-, cost of living F, health & safety F.
• Ocean View (suburban): math 57% / reading 63% proficiency, ranked #207 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.2%/yr); 85 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 34% of the median local income ($123k/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 $6k 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 + 2.2% rent growth), your $60k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $214k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 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?
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: 1.65% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.30%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $191,520
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16444 Bolsa Chica St #61	0.00mi	2/2.0	1,350 (-6%)	10mo	$180,000	$133	79
16444 Bolsa Chica St #57	0.00mi	3/2.0 (+1)	1,325 (-8%)	10mo	$148,000	$112	72
16444 Bolsa Chica St #14	0.00mi	2/2.0	1,620 (+12%)	12mo	$265,000	$164	67
16444 Bolsa Chica St #71	0.00mi	3/2.0 (+1)	1,541 (+7%)	18mo	$198,000	$128	67
16444 Bolsa Chica St #95	0.00mi	3/2.0 (+1)	1,600 (+11%)	19mo	$109,900	$69	59
16444 Bolsa Chica #42	0.52mi	3/2.0 (+1)	1,440 (0%)	13mo	$325,000	$226	58
16444 Bolsa Chica St #84	0.00mi	3/2.0 (+1)	1,600 (+11%)	21mo	$129,000	$81	57
16451 Makaha Ln	0.69mi	2/2.0	1,344 (-7%)	7mo	$845,000	$629	49

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.77×
• Total profit: $46,070
• Equity at exit: $31,893

10-year hold

• IRR: 26.9%
• Equity multiple: 3.27×
• Total profit: $136,179
• Equity at exit: $18,494

Cash invested: $59,892 (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 92649

• Rents YoY: 2.2%
• Active inventory: 85
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $3,533 high
• Mortgage (P&I): −$1,122
• Tax est. 1.5%: −$267 /mo · $3,208/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$742
• Net cashflow: $1,313

Break-even live

Break-even rent $1,871

Max offer price $213,900

Occupancy floor 58%

Sensitivity live

Price	-10% $1,460	-5% $1,387	+0% $1,313	+5% $1,239	+10% $1,165
Rent	-10% $1,034	-5% $1,173	+0% $1,313	+5% $1,452	+10% $1,592
Rate	-1.0pp $1,420	-0.5pp $1,367	base $1,313	+0.5pp $1,257	+1.0pp $1,201

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: $53,475
• Closing costs: $6,417
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16592 Jib Cir Unit B Huntington Beach, CA	3.0	2.5	1500	$4,300	$2.87	2d	1	0.21mi
4881 Vista Dr Unit 3 Huntington Beach, CA	2.0	2.0	902	$3,200	$3.55	3d	1	0.25mi
5141 Cheryl Dr Huntington Beach, CA	3.0	1.5	1120	$4,200	$3.75	17d	1	0.33mi
16795 Roosevelt Ln Unit C Huntington Beach, CA	3.0	2.0	1600	$3,900	$2.44	2d	1	0.33mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	2d	1	0.38mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	16d	1	0.38mi
4862 Kona Dr Unit C Huntington Beach, CA	3.0	2.5	1200	$2,895	$2.41	14d	1	0.38mi
4881 Kona Dr Unit A Huntington Beach, CA	3.0	2.5	1300	$3,295	$2.53	11d	1	0.40mi
16701 Lynn Ln Apt C Huntington Beach, CA	2.0	2.0	1000	$2,600	$2.60	11d	1	0.43mi
16821 Green Ln Unit B (LEASE ONLY) Huntington Beach, CA	3.0	2.5	1132	$3,800	$3.36	0d	1	0.43mi
16082 Schryer Ln Huntington Beach, CA	3.0	2.0	1214	$8,000	$6.59	4d	1	0.44mi
16842 Hoskins Ln Unit A Huntington Beach, CA	3.0	2.0	1072	$3,195	$2.98	3d	1	0.45mi
5082 Edinger Ave Huntington Beach, CA	3.0	2.0	1278	$4,500	$3.52	2d	1	0.45mi
4922 Edinger Ave Huntington Beach, CA	2.0	2.0	1000	$2,800	$2.80	11d	1	0.47mi
16552 Sell Cir Huntington Beach, CA	1.0–2.0	1.0–2.0	950	$3,095	$3.26	0d	2	0.51mi
4562 Heil Ave Unit 1 Huntington Beach, CA	3.0	2.0	1250	$3,750	$3.00	4d	1	0.52mi
16862 Lynn Ln Apt E Huntington Beach, CA	2.0	1.0	970	$2,625	$2.71	20d	1	0.52mi
16682 Dolores Ln Huntington Beach, CA	2.0	2.5	1700	$3,600	$2.12	11d	1	0.55mi
16941 Hoskins Ln Apt 1 Huntington Beach, CA	2.0	2.0	1255	$3,000	$2.39	22d	1	0.56mi
16862 Coach Ln Huntington Beach, CA	2.0	1.0	1000	$3,500	$3.50	2d	1	0.59mi
16682 Algonquin St Huntington Beach, CA	2.0	2.0	1000	$2,695	$2.69	20d	1	0.61mi
5192 Robinwood Dr Huntington Beach, CA	3.0	2.0	1232	$5,000	$4.06	0d	1	0.62mi
4675 Twintree Dr Huntington Beach, CA	2.0	1.5	960	$3,495	$3.64	2d	1	0.62mi
4701 Warner Ave Huntington Beach, CA	1.0–2.0	1.0	870	$2,895	$3.33	0d	5	0.62mi
4406 Sea Harbour Dr Huntington Beach, CA	2.0	2.5	1554	$1,700	$1.09	0d	1	0.70mi
5681 Mangrum Dr Huntington Beach, CA	3.0	2.0	1132	$4,995	$4.41	2d	1	0.72mi
16700 Saybrook Ln Huntington Beach, CA	1.0–2.0	1.0–2.0	1082	$3,670	$3.39	2d	10	0.75mi
5952 Par Cir Huntington Beach, CA	3.0	2.0	1437	$5,400	$3.76	14d	1	0.90mi
5641 Tilburg Dr Huntington Beach, CA	3.0	2.0	1188	$4,495	$3.78	2d	1	1.03mi
6100 Edinger Ave Unit 509 Huntington Beach, CA	2.0	2.0	950	$3,500	$3.68	4d	1	1.11mi
6100 Edinger Ave Apt 602 Huntington Beach, CA	2.0	2.0	950	$2,800	$2.95	2d	1	1.12mi
6002 Welde Cir Huntington Beach, CA	3.0	2.0	1284	$3,650	$2.84	11d	1	1.13mi
6200 Edinger Ave Huntington Beach, CA	1.0–3.0	1.0–2.0	851	$2,884	$3.39	2d	4	1.20mi
4021 Aladdin Dr Huntington Beach, CA	3.0	2.5	1496	$7,400	$4.95	0d	1	1.26mi
5832 Nordina Dr Huntington Beach, CA	3.0	2.0	1171	$4,399	$3.76	2d	1	1.26mi
15881 Pilgrim Cir Huntington Beach, CA	3.0	2.0	1600	$6,250	$3.91	0d	1	1.28mi
17081 Evergreen Cir Unit D Huntington Beach, CA	1.0	1.0	900	$2,295	$2.55	2d	1	1.29mi
3832 Montego Dr Huntington Beach, CA	3.0	2.5	1826	$5,900	$3.23	17d	1	1.33mi
6242 Warner Ave Huntington Beach, CA	1.0–2.0	1.0–2.0	830	$2,925	$3.52	2d	12	1.37mi
6401 Warner Ave Huntington Beach, CA	1.0–3.0	1.0–2.5	1120	$3,314	$2.96	0d	16	1.45mi

Listing history 38 events

1. 2026-06-21
   days on market $213,900 Active 138 DOM
2. 2026-06-18
   days on market $213,900 Active 135 DOM
3. 2026-06-17
   days on market $213,900 Active 134 DOM
4. 2026-06-16
   days on market $213,900 Active 133 DOM
5. 2026-06-15
   days on market $213,900 Active 132 DOM
6. 2026-06-13
   pricedays on market $213,900 Active 130 DOM
7. 2026-06-13
   days on market $214,900 Active 129 DOM
8. 2026-06-10
   days on market $214,900 Active 127 DOM
9. 2026-06-09
   days on market $214,900 Active 126 DOM
10. 2026-06-08
    days on market $214,900 Active 125 DOM
11. 2026-06-07
    pricedays on market $214,900 Active 124 DOM
12. 2026-06-04
    days on market $230,000 Active 121 DOM
13. 2026-06-03
    days on market $230,000 Active 120 DOM
14. 2026-06-02
    days on market $230,000 Active 119 DOM
15. 2026-06-01
    days on market $230,000 Active 118 DOM
16. 2026-05-31
    days on market $230,000 Active 117 DOM
17. 2026-02-03
    listed $230,000 Active
18. 2025-11-18
    historical
19. 2025-11-18
    historical
20. 2025-08-13
    price $229,900
21. 2025-08-13
    price $229,900
22. 2025-08-01
    status Active
23. 2025-08-01
    status Active
24. 2025-07-27
    historical Active Under Contract
25. 2025-07-27
    historical Active Under Contract
26. 2025-07-09
    price $230,000
27. 2025-07-09
    price $230,000
28. 2025-06-23
    price $279,895
29. 2025-06-23
    price $279,895
30. 2025-05-20
    listed $279,900 Active
31. 2025-05-20
    listed $279,900 Active
32. 2025-04-21
    historical
33. 2025-04-21
    historical
34. 2025-02-04
    listed $325,000 Active
35. 2025-02-03
    listed $325,000 Active
36. 2007-09-04
    soldstatus $105,000
37. 2007-08-19
    historical
38. 2007-02-06
    listed $105,000

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 22 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: $42,393
• − Mortgage interest: −$11,982
• − Property taxes: −$3,208
• − Insurance: −$1,070
• − Repairs & maintenance: −$3,391
• − Management: −$3,391
• − Depreciation: −$6,223
• Taxable income: $13,128
• Est. tax owed @ 24.0%: −$3,151
• After-tax cash flow: $12,601/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: Ocean View
• NCES district ID: 0628140
• Math proficiency: 57% ▬ 0.00%
• Reading proficiency: 63% ▼ -1.00%
• Median HH income: $77,469
• Composite: 55.3/100
• National rank: #2725
• State rank: #207 of 1400 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): 35,346
• Household income: $123,257
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1504.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 16% Two or more races 14% Asian 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 6% Other Asian/Pacific 3% Vietnamese 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: ▼ -1153.55%
• Current HPI: 330.6956
• Rent YoY: ▲ 2.17%
• 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

+119.0% since first listed

22 events — show timeline

• 2026-02-03 Listed $230,000 CRMLS
• 2025-11-18 Listing Removed — CRMLS
• 2025-11-18 Listing Removed — CRMLS
• 2025-08-13 Price Changed $229,900 CRMLS
• 2025-08-13 Price Changed $229,900 CRMLS
• 2025-08-01 Relisted — CRMLS
• 2025-08-01 Relisted — CRMLS
• 2025-07-27 Contingent — CRMLS
• 2025-07-27 Contingent — CRMLS
• 2025-07-09 Price Changed $230,000 CRMLS
• 2025-07-09 Price Changed $230,000 CRMLS
• 2025-06-23 Price Changed $279,895 CRMLS
• 2025-06-23 Price Changed $279,895 CRMLS
• 2025-05-20 Listed $279,900 CRMLS
• 2025-05-20 Listed $279,900 CRMLS
• 2025-04-21 Listing Removed — CRMLS
• 2025-04-21 Listing Removed — CRMLS
• 2025-02-04 Listed $325,000 CRMLS
• 2025-02-03 Listed $325,000 CRMLS
• 2007-09-04 Sold (MLS) $105,000 CRMLS
• 2007-08-19 Listing Removed — CRMLS
• 2007-02-06 Listed $105,000 CRMLS

Property tax history

-3.1%/yr

Latest (2025): $89 · +583.5% YoY. Source: county tax records.