1616 S Euclid #100 · Anaheim, CA 92802

$195,000

5 bd · 2.0 ba · 1,398 sqft · Manufactured · 195 Days on market

Built 1969 19 ac lot Est $271k · 28% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of this stunning home situated in the vibrant city of Anaheim! Originally a cozy 2-bedroom, 2-bathroom house, this property has been expertly transformed into a spacious 5-bedroom sanctuary, perfect for families or those who enjoy extra space. Step inside to find beautifully remodeled bathrooms that feature modern fixtures and elegant tile work, seamlessly complementing the updated flooring throughout the home. The inviting enclosed patio serves as a delightful space for relaxation or entertaining, bringing the beauty of the outdoors inside. The front patio, adorned with colorful gardens and stylish tiled steps, creates a warm and welcoming entrance, setting the tone for

Key facts

• Open-concept kitchen
• Colorful gardens
• Covered patio

Tags

• REMODELED BATHROOMS
• ENCLOSED PATIO
• OPEN-CONCEPT KITCHEN
• COVERED PATIO
• COLORFUL GARDENS

Property features AI

Finance

• Other: Lot described as 0-1 unit/acre (assessor's data); Lot and living area sources listed as assessor's data; Manager approval required for multi-unit/park residency
• HOA & community: Land lease community (Del Prado park); Monthly land lease approximately $2,114 (current)

Exterior

• Parking: 3 parking spaces; 3 carport spaces
• Utilities: Public sewer; District/public water
• Home design: Single-story mobile home; Mobile dimensions approximately 24 ft by 57 ft
• Construction: Year built (per assessor)
• Exterior features: Association-maintained pool; Sidewalks; One shed on the property; Mobile home remains on site

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Entry on level 1; Second entry location
• Laundry & utility: Laundry area on-site

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.7% vs local median 2.2% in Anaheim — 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 70/100 on livability (#240 in CA) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety C-, crime F, cost of living F.
• Anaheim Elementary (urban): math 25% / reading 25% proficiency, ranked #386 of 517 in CA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.8%/yr); 27 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $5,498/mo this rent would consume 78% of the median local household income ($84k/yr) (locally 2492% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 3.8% rent growth), your $55k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 1969 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.82% ✓
• Cap rate: 24.73%
• Cash-on-cash: 65.84%
• DSCR: 3.93
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $271,212
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1616 S Euclid St #23	0.00mi	5/3.0	1,368 (-2%)	4mo	$265,000	$194	89
11301 Euclid St #115	0.68mi	4/2.0 (-1)	1,500 (+7%)	1mo	$295,000	$197	50
11301 Euclid St #72	0.68mi	4/2.0 (-1)	1,512 (+8%)	21mo	$279,000	$185	32

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 · 3.75% rent growth · sell at horizon

5-year hold

• IRR: 65.9%
• Equity multiple: 3.99×
• Total profit: $163,468
• Equity at exit: $29,075

10-year hold

• IRR: 70.4%
• Equity multiple: 8.43×
• Total profit: $405,788
• Equity at exit: $16,860

Cash invested: $54,600 (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 92802

• Rents YoY: 3.8%
• Active inventory: 27
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $5,498 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $2,996

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 41%

Sensitivity live

Price	-10% $3,131	-5% $3,063	+0% $2,996	+5% $2,928	+10% $2,861
Rent	-10% $2,561	-5% $2,779	+0% $2,996	+5% $3,213	+10% $3,430
Rate	-1.0pp $3,094	-0.5pp $3,045	base $2,996	+0.5pp $2,945	+1.0pp $2,894

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 Laster Ave Unit ADU Anaheim, CA	4.0	2.5	1200	$3,600	$3.00	3d	1	0.50mi
1516 W Brande Ave Anaheim, CA	5.0	2.0	1824	$13,000	$7.13	0d	1	1.09mi

Listing history 25 events

1. 2026-06-21
   days on market $195,000 Active 195 DOM
2. 2026-06-18
   days on market $195,000 Active 192 DOM
3. 2026-06-17
   days on market $195,000 Active 191 DOM
4. 2026-06-16
   days on market $195,000 Active 190 DOM
5. 2026-06-15
   days on market $195,000 Active 189 DOM
6. 2026-06-13
   days on market $195,000 Active 187 DOM
7. 2026-06-13
   days on market $195,000 Active 186 DOM
8. 2026-06-09
   days on market $195,000 Active 183 DOM
9. 2026-06-08
   days on market $195,000 Active 182 DOM
10. 2026-06-07
    days on market $195,000 Active 181 DOM
11. 2026-06-04
    days on market $195,000 Active 178 DOM
12. 2026-06-03
    days on market $195,000 Active 177 DOM
13. 2026-06-02
    days on market $195,000 Active 176 DOM
14. 2026-06-01
    days on market $195,000 Active 175 DOM
15. 2026-05-31
    days on market $195,000 Active 174 DOM
16. 2025-12-08
    listed $195,000 Active
17. 2025-12-04
    historical
18. 2025-04-30
    price $195,000
19. 2024-12-09
    listed $199,000 Active
20. 2023-07-06
    historical
21. 2023-01-17
    listed $130,000 Active
22. 2022-11-26
    historical
23. 2022-10-27
    price $150,000
24. 2022-07-26
    price $169,900
25. 2022-06-04
    listed $179,900 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥90°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: $65,976
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$5,278
• − Management: −$5,278
• − Depreciation: −$5,673
• Taxable income: $34,924
• Est. tax owed @ 24.0%: −$8,382
• After-tax cash flow: $27,568/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: Anaheim Elementary
• NCES district ID: 0602610
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $55,235
• Composite: 22.56/100
• National rank: #8078
• State rank: #386 of 517 in CA

Livability — Anaheim

• Score: 70/100
• State rank: #240
• US rank: #7861

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anaheim, CA
• County: Orange County · 3,096,323 people
• City population: 361,715
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 43,132
• Household income: $84,419
• Rent vs Own: 63.2% rent · 36.8% own
• Severe rent burden: 2492.0

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: Predominantly Hispanic (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 25% Asian 15% White 13% Black 2%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Romanian 1%
• Foreign-born: 37% · Canada, Vietnam, South Korea
• Languages at home: 31% English-only · Spanish 54% Vietnamese 8% Other Indo-European 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: ▼ -497.90%
• Current HPI: 456.7685
• Rent YoY: ▲ 3.75%
• 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

+8.4% since first listed

10 events — show timeline

• 2025-12-08 Listed $195,000 CRMLS
• 2025-12-04 Listing Removed — CRMLS
• 2025-04-30 Price Changed $195,000 CRMLS
• 2024-12-09 Listed $199,000 CRMLS
• 2023-07-06 Listing Removed — CRMLS
• 2023-01-17 Listed $130,000 CRMLS
• 2022-11-26 Listing Removed — CRMLS
• 2022-10-27 Price Changed $150,000 CRMLS
• 2022-07-26 Price Changed $169,900 CRMLS
• 2022-06-04 Listed $179,900 CRMLS

Property tax history

+5.0%/yr

Latest (2025): $90 · +3.4% YoY. Source: county tax records.