20701 Beach Blvd #285 · Huntington Beach, CA 92648

$150,000

2 bd · 1.5 ba · 1,368 sqft · Manufactured · 20 Days on market

Built 1973 3,754 sqft lot Est $205k · 27% under

---

Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.5/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this exquisite mobile home situated in the highly sought-after community of Huntington Shorecliffs in Huntington Beach. Boasting exceptional curb appeal, this residence welcomes you with a charming front adorned with flourishing fruit trees, a spacious porch, and ample parking options including a 1-car carport and guest parking nearby. Step inside to discover a thoughtfully designed floor plan featuring a sizable living room that flows seamlessly into an upgraded kitchen, dining area, and enclosed sunroom, providing an ideal space for relaxation and entertaining. The functional layout includes a convenient laundry room and half bath adjacent to the kitchen, while further exploration leads to two well-appointed bedrooms including a spacious main bedroom with a large walk-in closet and luxurious en suite bathroom. Outside, the backyard retreat awaits with lush landscaping, including fragrant jasmine, vibrant roses, and a variety of fruit trees, creating a tranquil oasis perfect for outdoor gatherings and enjoyment. Ideally situated within the community, residents will appreciate easy access to the Park's Grotto Area, offering amenities such as grills, a spa, and outdoor seating, perfect for hosting family gatherings or simply unwinding in the California sunshine. With a pedestrian gate providing direct access to Huntington Beach's renowned Pacific City and the community's extensive array of amenities including pools, spas, a clubhouse, billiards room, poker room, and fitness center, this home offers an unparalleled coastal lifestyle experience. Don't miss the opportunity to make this idyllic California retreat your own!

Key facts

• Quartz countertops
• Front porch
• Remodeled kitchen

Tags

• FRONT PORCH
• SUNROOM
• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• EXTENDED CABINETRY
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Park name: Huntington Shorecliffs; Directions: Enter off Beach Blvd between Indianapolis and Atlanta; make left at stop sign, then second right
• Financial info: Land lease (monthly)
• HOA & community: Street lighting in community; Manager approval required for park residency; Pets allowed with breed restrictions

Exterior

• Parking: Located in Huntington Shorecliffs park
• Utilities: Water: Other; Sewer: Unknown (sewer or septic)
• Home design: Single-story manufactured/mobile home (Viking model); Entry level 1
• Construction: Mobile home remains; 24 ft wide by 114 ft long
• Exterior features: Vinyl fencing; Porch; Community pool

Interior

• Kitchen: Garbage disposal; Refrigerator; Gas range; Dishwasher; Quartz counters
• Bedrooms: Main floor bedroom
• Bathrooms: 1 full bath, 1 half bath
• Heating & cooling: Central furnace
• Interior features: One-level home; Community spa; Double pane windows; Main floor full bathroom
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/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: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.2% 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.
• 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 (+2.8%/yr); 135 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).
• This rent runs 40% of the median local income ($130k/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 + 2.8% 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 20 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.87% ✓
• Cap rate: 25.20%
• Cash-on-cash: 67.53%
• DSCR: 4.00
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $205,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20701 Beach Blvd #251	0.05mi	2/2.0	1,334 (-2%)	7mo	$193,500	$145	86
20701 Beach Blvd #200	0.14mi	2/2.0	1,368 (0%)	7mo	$115,000	$84	85
20701 Beach Blvd #280	0.06mi	2/2.0	1,349 (-1%)	11mo	$162,500	$120	84
20701 Beach Blvd #36	0.10mi	3/2.0 (+1)	1,344 (-2%)	12mo	$192,000	$143	76
20701 Beach Blvd #220	0.11mi	3/3.0 (+1)	1,500 (+10%)	2mo	$275,000	$183	66
20701 Beach Blvd #55	0.04mi	3/2.0 (+1)	1,566 (+14%)	2mo	$255,000	$163	65
20701 Beach Blvd #30	0.14mi	3/2.0 (+1)	1,197 (-12%)	2mo	$180,000	$150	65
80 Huntington #372	0.41mi	2/2.0	1,272 (-7%)	7mo	$73,000	$57	62
80 Huntington #630	0.42mi	3/2.0 (+1)	1,251 (-9%)	2mo	$295,000	$236	58
20701 Beach Blvd #100	0.12mi	3/2.0 (+1)	1,560 (+14%)	8mo	$280,000	$179	57
20701 Beach Blvd #106	0.10mi	3/2.0 (+1)	1,560 (+14%)	10mo	$225,000	$144	57
80 Huntington St #708	0.43mi	3/2.0 (+1)	1,550 (+13%)	10mo	$280,000	$181	42

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 · 2.78% rent growth · sell at horizon

5-year hold

• IRR: 66.6%
• Equity multiple: 3.98×
• Total profit: $125,353
• Equity at exit: $22,365

10-year hold

• IRR: 70.8%
• Equity multiple: 8.13×
• Total profit: $299,387
• 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 92648

• Rents YoY: 2.8%
• Active inventory: 135
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $4,304 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$904
• Net cashflow: $2,364

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 40%

Sensitivity live

Price	-10% $2,467	-5% $2,416	+0% $2,364	+5% $2,312	+10% $2,260
Rent	-10% $2,024	-5% $2,194	+0% $2,364	+5% $2,534	+10% $2,704
Rate	-1.0pp $2,439	-0.5pp $2,402	base $2,364	+0.5pp $2,325	+1.0pp $2,285

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Delaware St Unit A Huntington Beach, CA	3.0	2.0	1200	$3,200	$2.67	2d	1	0.17mi
20966 Seacoast Cir Huntington Beach, CA	3.0	2.5	1685	$4,300	$2.55	8d	1	0.18mi
7623 Bay Dr #103 Huntington Beach, CA	2.0	1.0	968	$3,200	$3.31	2d	1	0.19mi
7795 Neptune Dr Huntington Beach, CA	2.0–4.0	1.5–2.5	1155	$4,108	$3.56	2d	3	0.23mi
7946 Waterfall Cir Huntington Beach, CA	2.0	2.5	1439	$4,500	$3.13	2d	1	0.24mi
7832 Seaglen Dr Huntington Beach, CA	3.0	2.5	1700	$8,000	$4.71	2d	1	0.29mi
224 Frankfort Ave Huntington Beach, CA	2.0	1.0	925	$3,750	$4.05	2d	1	0.29mi
7961 Southwind Cir Huntington Beach, CA	3.0	2.5	1664	$6,195	$3.72	2d	1	0.31mi
7866 Southwind Cir Huntington Beach, CA	3.0	2.0	1787	$5,000	$2.80	2d	1	0.31mi
80 HUNTINGTON St Huntington Beach, OS	2.0	2.0	1276	$3,825	$3.00	2d	1	0.33mi
420 Lake St #101 Huntington Beach, CA	2.0	2.0	1023	$4,000	$3.91	20d	1	0.37mi
430 Lake St #202 Huntington Beach, CA	2.0	2.0	1023	$3,850	$3.76	19d	1	0.37mi
21040 Pacific City Cir Huntington Beach, CA	1.0–3.0	1.0–2.5	1137	$5,950	$5.23	0d	26	0.42mi
1008 England St Huntington Beach, CA	3.0	2.0	1200	$4,500	$3.75	2d	1	0.42mi
414 Main St #210 Huntington Beach, CA	2.0	2.5	1530	$6,500	$4.25	22d	1	0.43mi
227 1st St Unit 3 Huntington Beach, CA	2.0	2.0	1050	$7,000	$6.67	19d	1	0.48mi
21270 Beach Blvd Huntington Beach, CA	2.0	1.0–2.0	679	$3,557	$5.23	2d	12	0.48mi
626 Lake St #54 Huntington Beach, CA	3.0	3.0	1400	$3,895	$2.78	24d	1	0.48mi
8121 Foxhall Dr Huntington Beach, CA	3.0	1.5	1296	$4,950	$3.82	2d	1	0.57mi
20301 Bluffside Cir Unit D110 Huntington Beach, CA	2.0	2.0	1101	$5,250	$4.77	2d	1	0.57mi
8302 Indianapolis Ave Huntington Beach, CA	3.0	2.0	1045	$4,450	$4.26	20d	1	0.57mi
200 Pacific Coast Hwy Huntington Beach, CA	1.0–2.0	1.0–2.0	1064	$4,900	$4.61	2d	2	0.59mi
200 Pacific Coast Hwy Huntington Beach, CA	2.0	2.0–2.5	1299	$4,575	$3.52	16d	2	0.59mi
8450 Atlanta Ave Huntington Beach, CA	1.0–2.0	1.0	791	$2,845	$3.59	2d	9	0.62mi
403 Memphis Ave Unit 2 Huntington Beach, CA	2.0	1.0	900	$2,500	$2.78	20d	1	0.63mi
1318 Applecross Ln Huntington Beach, CA	3.0	2.5	1588	$4,400	$2.77	13d	1	0.63mi
608 Olive Ave Huntington Beach, CA	3.0	2.0	1100	$4,195	$3.81	16d	1	0.64mi
20321 Tidepool Cir Unit 105 Huntington Beach, CA	2.0	2.0	1104	$3,700	$3.35	2d	1	0.64mi
408 8th St Huntington Beach, CA	3.0	2.0	1545	$5,500	$3.56	2d	1	0.65mi
308 Nashville Ave Huntington Beach, CA	2.0	1.0	1000	$3,116	$3.12	2d	1	0.67mi
20191 Cape Coral Ln Unit 3-209 Huntington Beach, CA	2.0	2.0	1059	$3,200	$3.02	4d	1	0.67mi
20191 Cape Coral Ln Unit 3-314 Huntington Beach, CA	1.0	1.0	890	$2,945	$3.31	2d	1	0.67mi
8152 Mainsail Dr Unit 104 Huntington Beach, CA	2.0	2.0	1149	$3,600	$3.13	24d	1	0.69mi
910 Acacia Ave Huntington Beach, CA	3.0	2.0	1700	$6,850	$4.03	2d	1	0.70mi
1315 Alabama St Huntington Beach, CA	3.0	2.0	1236	$7,500	$6.07	2d	1	0.71mi
8211 Mainsail Dr #202 Huntington Beach, CA	2.0	2.0	1149	$3,500	$3.05	24d	1	0.72mi
1507 Backbay Cir Huntington Beach, CA	2.0	2.0	1275	$5,200	$4.08	2d	1	0.74mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	2d	1	0.76mi
8565 Trinity Cir Unit 821D Huntington Beach, CA	2.0	2.0	1077	$3,450	$3.20	11d	1	0.76mi
8461 Lomond Dr Huntington Beach, CA	3.0	1.0	950	$3,800	$4.00	11d	1	0.81mi

Listing history 14 events

1. 2026-06-18
   days on market $150,000 Active 20 DOM
2. 2026-06-17
   days on market $150,000 Active 19 DOM
3. 2026-06-16
   days on market $150,000 Active 18 DOM
4. 2026-06-15
   days on market $150,000 Active 17 DOM
5. 2026-06-13
   days on market $150,000 Active 15 DOM
6. 2026-06-13
   days on market $150,000 Active 14 DOM
7. 2026-06-09
   days on market $150,000 Active 11 DOM
8. 2026-06-08
   days on market $150,000 Active 10 DOM
9. 2026-06-07
   days on market $150,000 Active 9 DOM
10. 2026-06-04
    days on market $150,000 Active 6 DOM
11. 2026-06-03
    days on market $150,000 Active 5 DOM
12. 2026-06-02
    days on market $150,000 Active 4 DOM
13. 2026-06-01
    days on market $150,000 Active 3 DOM
14. 2026-05-31
    days on market $150,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $51,650
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$4,132
• − Management: −$4,132
• − Depreciation: −$4,364
• Taxable income: $27,620
• Est. tax owed @ 24.0%: −$6,629
• After-tax cash flow: $21,736/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): 45,827
• Household income: $130,164
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 2957.0

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% Two or more races 14% Asian 11%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Italian 3% Scotch-Irish 3%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 80% English-only · Spanish 7% Vietnamese 3% Other Indo-European 3%

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: ▼ -797.90%
• Current HPI: 381.1587
• Rent YoY: ▲ 2.78%
• 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

+183.3% since first listed

20 events — show timeline

• 2026-05-29 Listed $150,000 CRMLS
• 2026-04-26 Listing Removed — CRMLS
• 2025-11-19 Price Changed $160,000 CRMLS
• 2025-10-22 Listed $170,000 CRMLS
• 2024-04-29 Sold (MLS) $140,000 CRMLS
• 2024-04-05 Contingent — CRMLS
• 2024-03-28 Relisted — CRMLS
• 2024-03-07 Contingent — CRMLS
• 2024-02-28 Listed $140,000 CRMLS
• 2022-01-31 Sold (MLS) $115,000 CRMLS
• 2022-01-07 Pending — CRMLS
• 2021-12-16 Contingent — CRMLS
• 2021-10-18 Listed $120,000 CRMLS
• 2016-05-27 Sold (MLS) $80,000 CRMLS
• 2016-04-26 Pending — CRMLS
• 2016-04-02 Price Changed $85,000 CRMLS
• 2016-03-29 Listed $95,000 CRMLS
• 2015-08-14 Sold (MLS) $52,950 CRMLS
• 2015-07-06 Pending — CRMLS
• 2015-04-26 Listed $52,950 CRMLS

Property tax history

-0.3%/yr

Latest (2025): $102 · -0.3% YoY. Source: county tax records.