6741 Lincoln Ave #32 · Buena Park, CA 90620

$169,500

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 218 Days on market

Built 1976 8.88 ac lot Est $190k · 11% under ↓ 15% since listing

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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
• ARV discount +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER WILL CREDIT ONE MONTH SPACE RENT TOWARD'S CLOSING COSTS! This stunning 55+ senior community allows a second occupant aged 18 or older, offering a peaceful lifestyle with on-site management, beautiful landscaping, and convenient access to shopping and public transportation. Inside, you’ll find a comfortable layout with 2 bedrooms and 2 bathrooms. This home is well maintained and thoughtfully updated with care, featuring an updated kitchen and bathrooms, newer central A/C, carpet, and windows, along with a separate laundry area for added convenience, and earthquake braces under the home for added safety. A spacious living room with large front windows offers plenty of natural lig

Key facts

• Covered front porch
• Newer central a/c
• Updated bathrooms

Tags

• ON-SITE MANAGEMENT
• UPDATED KITCHEN
• UPDATED BATHROOMS
• NEWER CENTRAL A/C
• SEPARATE LAUNDRY AREA
• COVERED FRONT PORCH

Property features AI

Finance

• Financial info: Monthly land lease payment (seller-provided amount)
• HOA & community: Land lease community (Buena Villa Mobile Home Estates); Manager approval required; Rent includes gardener and pool; Community features: street lighting, park, community pool (heated)

Exterior

• Parking: Paved carport; Two covered carport spaces (2 total parking spaces)
• Security: Carbon monoxide detector(s); Smoke detector
• Utilities: Natural gas connected; Electricity connected (standard); Private water source; Private sewer; Cable available; Electricity on property
• Home design: Manufactured/mobile home (12' x 60') — mobile home remains; Single-story; Raised foundation with seismic tie down and pier jacks; Has a view
• Construction: Vinyl siding; Drywall walls; Sealed ducting; Synthetic/vinyl combination skirt
• Exterior features: Covered patio and deck; Awning; Rain gutters; Exterior lighting; Storage building; Patio home; Garden area; Back yard; Close to clubhouse; Cul-de-sac lot; Sprinkler system with sprinklers in rear; Yard and lawn

Interior

• Kitchen: Remodeled kitchen; Gas cooktop; Gas range and gas oven; Self-cleaning oven; Microwave; Refrigerator; Dishwasher; Garbage disposal; Utility sink; Gas water heater
• Bedrooms: Primary bedroom; All bedrooms on main level; Two primary bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Upgraded bathrooms with soaking tub, bathtub and shower; Granite counters in bathrooms
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: Ceiling fan; Living room deck attached; Storage space; Granite counters; Double pane windows; Turnkey condition; One level; Entry through carport; Carbon monoxide and smoke detectors; In-ground community heated spa
• Laundry & utility: Laundry inside; Washer hookup; Gas and electric dryer hookups; 220V in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 2.2% in Buena Park — 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 68/100 on livability (#300 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, amenities A; Watch: schools C-, health & safety D, cost of living F.
• Centralia Elementary (suburban): math 59% / reading 63% proficiency, ranked #213 of 1,400 in CA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.3%/yr); 47 active listings in the ZIP; 40 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).

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 $47k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 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. 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: 1.82% ✓
• Cap rate: 15.24%
• Cash-on-cash: 31.96%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $190,080
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6741 Lincoln Ave #108	0.08mi	2/2.0	1,500 (+4%)	0mo	$150,000	$100	89
6741 Lincoln Ave #165	0.08mi	2/2.0	1,422 (-1%)	14mo	$236,000	$166	83
6741 Lincoln Ave #26	0.00mi	2/2.0	1,590 (+10%)	1mo	$230,000	$145	82
6741 Lincoln Ave #24	0.08mi	2/2.0	1,440 (0%)	18mo	$170,000	$118	81
6741 Lincoln Ave #76	0.08mi	2/2.0	1,440 (0%)	23mo	$189,500	$132	77
6741 Lincoln Ave #152	0.08mi	3/2.0 (+1)	1,440 (0%)	19mo	$185,000	$128	76
6741 Lincoln Ave #156	0.16mi	2/2.0	1,440 (0%)	21mo	$195,000	$135	75
6741 Lincoln Ave #114	0.12mi	2/2.0	1,440 (0%)	24mo	$147,500	$102	75
6741 Lincoln #107	0.08mi	3/2.0 (+1)	1,300 (-10%)	1mo	$150,000	$115	74
6741 Lincoln Ave #155	0.08mi	2/2.0	1,600 (+11%)	7mo	$285,000	$178	72
6741 Lincoln Ave #28	0.00mi	2/2.0	1,640 (+14%)	15mo	$220,000	$134	65

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.01×
• Total profit: $48,002
• Equity at exit: $25,273

10-year hold

• IRR: 31.8%
• Equity multiple: 3.64×
• Total profit: $125,448
• Equity at exit: $14,655

Cash invested: $47,460 (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 90620

• Rents YoY: 1.3%
• Active inventory: 47
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,083 high
• Mortgage (P&I): −$889
• Tax est. 1.5%: −$212 /mo · $2,542/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $1,264

Break-even live

Break-even rent $1,483

Max offer price $169,500

Occupancy floor 54%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3518 W Del Monte Dr Unit 7 Anaheim, CA	2.0	1.5	900	$2,195	$2.44	17d	1	0.26mi
217 S Knott Ave Anaheim, CA	2.0	2.0	912	$2,450	$2.69	1d	1	0.27mi
3401 W Del Monte Dr Anaheim, CA	2.0	1.0	880	$2,375	$2.70	1d	2	0.35mi
7049 Fillmore Dr Buena Park, CA	3.0	2.0	1354	$3,995	$2.95	1d	1	0.36mi
7049 Fillmore Dr Buena Park, CA	3.0	2.0	1358	$3,995	$2.94	4d	1	0.36mi
3320 W Mirano Dr Anaheim, CA	3.0	2.5	1591	$3,850	$2.42	1d	1	0.39mi
3300 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0–2.0	809	$2,800	$3.46	1d	3	0.41mi
145 S Westchester Dr Anaheim, CA	1.0–2.0	1.0	800	$2,595	$3.24	1d	4	0.46mi
6386 Lincoln Ave Buena Park, CA	1.0	1.0	900	$2,400	$2.67	4d	1	0.51mi
6386 Lincoln Ave Buena Park, CA	1.0	1.0	900	$2,400	$2.67	2d	1	0.51mi
3601 W Orange Ave Anaheim, CA	2.0	1.0	900	$2,695	$2.99	1d	1	0.53mi
3233 W Lincoln Ave Anaheim, CA	1.0–2.0	1.0–2.0	855	$2,700	$3.16	1d	5	0.56mi
6490 Crescent Ave Buena Park, CA	2.0	1.0–2.0	915	$2,400	$2.62	1d	1	0.57mi
3931 W Orange Ave Anaheim, CA	1.0–2.0	1.0	847	$2,699	$3.18	1d	6	0.58mi
111 N Western Ave Anaheim, CA	1.0–2.0	1.0	846	$2,140	$2.53	1d	1	0.58mi
6460 Crescent Ave Apt 8 Buena Park, CA	2.0	2.0	970	$2,400	$2.47	1d	1	0.59mi
8291 San Helice Cir Buena Park, CA	3.0	2.0	1585	$3,000	$1.89	15d	1	0.63mi
8291 San Helice Cir Buena Park, CA	3.0	2.0	1585	$3,500	$2.21	2d	1	0.63mi
3428 W Orange Ave Anaheim, CA	1.0–2.0	1.0–2.0	800	$2,650	$3.31	1d	5	0.64mi
3354 W Orange Ave Anaheim, CA	2.0	1.0	1060	$2,400	$2.26	1d	1	0.69mi
6418 Orange Ave Cypress, CA	1.0–2.0	1.0–2.0	858	$2,500	$2.91	1d	2	0.76mi
704 S Knott Ave Anaheim, CA	2.0	1.0	880	$2,250	$2.56	1d	1	0.77mi
7490 Santa Elena Dr Buena Park, CA	3.0	1.5	1409	$6,000	$4.26	1d	1	0.83mi
3625 W Savanna St Anaheim, CA	2.0	2.0	1060	$2,595	$2.45	1d	1	0.88mi
8031 San Huerta Cir Buena Park, CA	3.0	2.0	1090	$3,750	$3.44	2d	1	0.89mi
120 S Grand Ave Unit 84 Anaheim, CA	2.0	1.0	875	$2,725	$3.11	1d	1	0.93mi
6051 Lemon Ave Unit C Cypress, CA	2.0	1.0	900	$2,395	$2.66	10d	1	0.94mi
6051 Lemon Ave Unit C Cypress, CA	2.0	1.0	900	$2,395	$2.66	1d	1	0.94mi
6156 Orange Ave Cypress, CA	3.0	2.5	1193	$3,850	$3.23	1d	1	0.95mi
909 S Knott Ave Anaheim, CA	1.0–2.0	1.0	880	$2,695	$3.06	1d	1	0.97mi
3070 W Del Monte Dr Anaheim, CA	1.0–2.0	1.0	858	$2,650	$3.09	1d	5	0.97mi
6032 Lime Ave Cypress, CA	3.0	2.0	1350	$7,700	$5.70	1d	1	0.98mi
460 N Santa Maria St Anaheim, CA	3.0	2.5	1765	$3,800	$2.15	18d	1	1.06mi
6741 Ball Rd Buena Park, CA	2.0	1.5	1000	$2,495	$2.50	1d	1	1.06mi
3427 W Ball Rd Anaheim, CA	2.0	1.0	900	$2,350	$2.61	24d	1	1.06mi
9951 Holder St Cypress, CA	3.0	1.5	1200	$3,395	$2.83	1d	3	1.09mi
7334 El Domino Way Buena Park, CA	2.0	2.0	1050	$2,700	$2.57	1d	1	1.12mi
9950 Juanita St Cypress, CA	1.0–2.0	1.0	820	$2,935	$3.58	1d	9	1.15mi
2970 W Orange Ave Unit B028 Anaheim, CA	2.0	2.0	1100	$2,880	$2.62	17d	1	1.31mi
3208 W Ravenswood Dr Anaheim, CA	3.0	2.0	1636	$4,000	$2.44	13d	1	1.32mi

Listing history 10 events

1. 2026-06-04
   days on market $169,500 Active 218 DOM
2. 2026-06-03
   days on market $169,500 Active 217 DOM
3. 2026-06-02
   days on market $169,500 Active 216 DOM
4. 2026-06-01
   days on market $169,500 Active 215 DOM
5. 2026-05-31
   days on market $169,500 Active 214 DOM
6. 2026-03-19
   price $169,500
7. 2026-02-15
   price $179,500
8. 2026-01-14
   price $189,000
9. 2025-12-09
   price $194,900
10. 2025-10-29
    listed $200,000 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 X (shaded) · 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 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,996
• − Mortgage interest: −$9,495
• − Property taxes: −$2,542
• − Insurance: −$848
• − Repairs & maintenance: −$2,960
• − Management: −$2,960
• − Depreciation: −$4,931
• Taxable income: $13,261
• Est. tax owed @ 24.0%: −$3,183
• After-tax cash flow: $11,988/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: Centralia Elementary
• NCES district ID: 0608070
• Math proficiency: 59% ▲ 1.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $66,022
• Composite: 55.0/100
• National rank: #2782
• State rank: #213 of 1400 in CA

Livability — Buena Park

• Score: 68/100
• State rank: #300
• US rank: #10072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buena Park, CA
• County: Orange County · 3,096,323 people
• City population: 82,592
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 46,608
• Household income: $126,094
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1075.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 39% Asian 29% White 26% Two or more races 16% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 32% Puerto Rican 1%
• Common ancestry: Iranian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 32% · Canada, South Korea, Vietnam
• Languages at home: 53% English-only · Spanish 22% Tagalog/Filipino 8% Korean 5%

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: ▼ -964.20%
• Current HPI: 411.2003
• Rent YoY: ▲ 1.33%
• 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

-15.2% since first listed

5 events — show timeline

• 2026-03-19 Price Changed $169,500 CRMLS
• 2026-02-15 Price Changed $179,500 CRMLS
• 2026-01-14 Price Changed $189,000 CRMLS
• 2025-12-09 Price Changed $194,900 CRMLS
• 2025-10-29 Listed $200,000 CRMLS

Property tax history

-6.8%/yr

Latest (2025): $20 · +2.4% YoY. Source: county tax records.