1051 Site Dr #255 · Brea, CA 92821

$225,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 197 Days on market

Built 1998 $176/sqft · 5% above area Est $214k · 5% 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +5.2/15.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained and spacious manufactured home in the highly desirable Crestmont Estate Community of Brea. Ideally situated, this vibrant community is just minutes from shopping, dining, and local parks, offering convenience and comfort.   Inside, the home features three generously sized bedrooms, two full bathrooms, and an open-concept living area that flows effortlessly into the dining space—perfect for both daily living and entertaining. Recent upgrades include new central heating/cooling, new laminate flooring and fresh interior paint, giving the home a bright, clean, and welcoming feel. High ceilings and abundant natural light further enhance the warm atmosphere throughout.   Additional highlights include a two-car tandem carport, providing convenient and covered parking.   Residents of Crestmont Estate enjoy a host of impressive amenities, including a sparkling swimming pool and relaxing spa, a rentable clubhouse, a billiard room, and meticulously maintained grounds.   This move-in-ready home is an excellent opportunity to enjoy comfort, convenience, and community living at its finest. Don’t miss your chance—come see it today!

Key facts

• Rentable clubhouse
• Fresh interior paint
• 2 parking spots

Tags

• OPEN-CONCEPT LIVING AREA
• NEW LAMINATE FLOORING
• FRESH INTERIOR PAINT
• TWO-CAR TANDEM CARPORT
• SPARKLING SWIMMING POOL
• RENTABLE CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.1% in Brea — 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 76/100 on livability (#100 in CA, #3,570 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, schools A-; Watch: health & safety C-, cost of living F.
• Brea-Olinda Unified (suburban): math 48% / reading 65% proficiency, ranked #84 of 517 in CA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.8%/yr); 66 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 32% of the median local income ($124k/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 $2k of loan paydown is wiped out by about $7k 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 + 1.8% rent growth), your $63k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $23k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $225k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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 A-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: 1.47% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.18%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (median comp): $214,173
• List price: $225,000
• Delta: 5.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1051 Site Dr #25	0.00mi	3/2.0	1,344 (+5%)	0mo	$185,000	$138	91
1051 Site Dr #203	0.00mi	3/2.0	1,344 (+5%)	10mo	$240,000	$179	83
1051 Site Dr #89	0.00mi	3/2.0	1,400 (+9%)	4mo	$300,000	$214	81
1051 Site #197	0.00mi	3/2.0	1,120 (-12%)	1mo	$179,000	$160	78
1051 Site Dr #169	0.00mi	2/2.0 (-1)	1,368 (+7%)	18mo	$109,888	$80	68
1051 Site Dr #37	0.00mi	3/2.0	1,440 (+12%)	15mo	$160,000	$111	67
1051 Site Dr #154	0.00mi	2/2.0 (-1)	1,440 (+12%)	10mo	$210,000	$146	66
1051 Site Dr #133	0.00mi	2/2.0 (-1)	1,440 (+12%)	11mo	$157,000	$109	65
1051 Site Dr #142	0.00mi	2/2.0 (-1)	1,440 (+12%)	18mo	$179,000	$124	60
1261 Glen Lake Ave #279	0.71mi	2/2.0 (-1)	1,296 (+1%)	6mo	$149,000	$115	55
726 Knoll Lake Dr #264	0.71mi	2/2.0 (-1)	1,296 (+1%)	8mo	$210,000	$162	53
1241 Glen Lake Ave #277	0.71mi	2/2.0 (-1)	1,200 (-6%)	9mo	$190,000	$158	44

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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.43×
• Total profit: $27,038
• Equity at exit: $33,548

10-year hold

• IRR: 19.0%
• Equity multiple: 2.50×
• Total profit: $94,546
• Equity at exit: $19,454

Cash invested: $63,000 (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 92821

• Rents YoY: 1.8%
• Active inventory: 66
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,309 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $1,059

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,215	-5% $1,137	+0% $1,059	+5% $981	+10% $904
Rent	-10% $798	-5% $929	+0% $1,059	+5% $1,190	+10% $1,321
Rate	-1.0pp $1,173	-0.5pp $1,116	base $1,059	+0.5pp $1,001	+1.0pp $942

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Tamarack Ave Brea, CA	1.0–2.0	1.0–2.0	837	$2,640	$3.15	0d	6	0.32mi
350 W Central Ave Brea, CA	1.0–3.0	1.0–2.5	1024	$3,460	$3.38	0d	5	0.42mi
730 Brooklyn Dr Brea, CA	2.0	2.5	1210	$3,400	$2.81	25d	1	0.45mi
250 W Central Ave Brea, CA	2.0	2.0	1100	$2,930	$2.66	18d	2	0.52mi
650 Tamarack Ave Brea, CA	2.0	1.0–2.0	750	$2,850	$3.80	0d	21	0.55mi
319 W Lambert Rd Brea, CA	2.0	2.0	1120	$3,333	$2.98	5d	9	0.78mi
308 Mountain Ct Brea, CA	3.0	2.0	1730	$3,550	$2.05	45d	1	0.95mi
1511 Kinsler Ct Brea, CA	3.0	2.5	1605	$4,095	$2.55	16d	1	0.98mi
369 Meadow Ct Brea, CA	3.0	2.0	1281	$3,450	$2.69	45d	1	1.11mi
137 N Orange Ave Brea, CA	2.0	2.0	975	$2,585	$2.65	45d	1	1.15mi
1913 Lotus Pl Brea, CA	4.0	2.0	1627	$4,100	$2.52	0d	1	1.30mi
160 N Fonda St La Habra, CA	2.0	2.0	1000	$2,500	$2.50	0d	1	1.39mi
160 N Fonda St Unit 2 La Habra, CA	2.0	1.5	1000	$2,500	$2.50	0d	1	1.39mi
334 S Walnut Ave Unit F Brea, CA	2.0	1.5	904	$2,995	$3.31	18d	1	1.41mi
141 N Fonda St Unit 1 La Habra, CA	3.0	2.5	1300	$3,400	$2.62	11d	1	1.42mi
201 Laurel Ave #7 Brea, CA	2.0	2.5	1218	$3,450	$2.83	45d	1	1.43mi
1500 Eastpark Dr Unit 3 La Habra, CA	2.0	1.5	1286	$2,500	$1.94	0d	1	1.44mi
209 S Fonda St La Habra, CA	2.0	2.0	1200	$3,500	$2.92	0d	1	1.45mi
331 Pomelo Ave Brea, CA	3.0	2.0	1538	$4,200	$2.73	45d	1	1.46mi
242 S Redwood Ave Unit C Brea, CA	3.0	2.5	1590	$3,995	$2.51	8d	1	1.48mi
664 Olive Ave Brea, CA	4.0	2.0	1472	$4,500	$3.06	0d	1	1.49mi
628 E Birch St Unit D Brea, CA	2.0	1.5	1104	$2,850	$2.58	14d	1	1.49mi
108 E Date St Unit 108 Brea, CA	2.0	1.0	950	$3,095	$3.26	45d	1	1.50mi

Listing history 27 events

1. 2026-06-21
   days on market $225,000 Active 197 DOM
2. 2026-06-18
   days on market $225,000 Active 194 DOM
3. 2026-06-17
   days on market $225,000 Active 193 DOM
4. 2026-06-16
   days on market $225,000 Active 192 DOM
5. 2026-06-15
   days on market $225,000 Active 191 DOM
6. 2026-06-13
   days on market $225,000 Active 189 DOM
7. 2026-06-13
   days on market $225,000 Active 188 DOM
8. 2026-06-09
   days on market $225,000 Active 185 DOM
9. 2026-06-08
   days on market $225,000 Active 184 DOM
10. 2026-06-07
    days on market $225,000 Active 183 DOM
11. 2026-06-04
    days on market $225,000 Active 180 DOM
12. 2026-06-03
    days on market $225,000 Active 179 DOM
13. 2026-06-02
    days on market $225,000 Active 178 DOM
14. 2026-06-01
    days on market $225,000 Active 177 DOM
15. 2026-05-31
    days on market $225,000 Active 176 DOM
16. 2026-04-28
    price $225,000 1211-char remark

    Show marketing remark (1211 chars)

    Welcome to this beautifully maintained and spacious manufactured home in the highly desirable Crestmont Estate Community of Brea. Ideally situated, this vibrant community is just minutes from shopping, dining, and local parks, offering convenience and comfort.   Inside, the home features three generously sized bedrooms, two full bathrooms, and an open-concept living area that flows effortlessly into the dining space—perfect for both daily living and entertaining. Recent upgrades include new central heating/cooling, new laminate flooring and fresh interior paint, giving the home a bright, clean, and welcoming feel. High ceilings and abundant natural light further enhance the warm atmosphere throughout.   Additional highlights include a two-car tandem carport, providing convenient and covered parking.   Residents of Crestmont Estate enjoy a host of impressive amenities, including a sparkling swimming pool and relaxing spa, a rentable clubhouse, a billiard room, and meticulously maintained grounds.   This move-in-ready home is an excellent opportunity to enjoy comfort, convenience, and community living at its finest. Don’t miss your chance—come see it today!

17. 2026-04-15
    price $230,000 1211-char remark

    Show marketing remark (1211 chars)

    Welcome to this beautifully maintained and spacious manufactured home in the highly desirable Crestmont Estate Community of Brea. Ideally situated, this vibrant community is just minutes from shopping, dining, and local parks, offering convenience and comfort.   Inside, the home features three generously sized bedrooms, two full bathrooms, and an open-concept living area that flows effortlessly into the dining space—perfect for both daily living and entertaining. Recent upgrades include new central heating/cooling, new laminate flooring and fresh interior paint, giving the home a bright, clean, and welcoming feel. High ceilings and abundant natural light further enhance the warm atmosphere throughout.   Additional highlights include a two-car tandem carport, providing convenient and covered parking.   Residents of Crestmont Estate enjoy a host of impressive amenities, including a sparkling swimming pool and relaxing spa, a rentable clubhouse, a billiard room, and meticulously maintained grounds.   This move-in-ready home is an excellent opportunity to enjoy comfort, convenience, and community living at its finest. Don’t miss your chance—come see it today!

18. 2026-03-23
    price $239,000 1211-char remark

    Show marketing remark (1211 chars)

    Welcome to this beautifully maintained and spacious manufactured home in the highly desirable Crestmont Estate Community of Brea. Ideally situated, this vibrant community is just minutes from shopping, dining, and local parks, offering convenience and comfort.   Inside, the home features three generously sized bedrooms, two full bathrooms, and an open-concept living area that flows effortlessly into the dining space—perfect for both daily living and entertaining. Recent upgrades include new central heating/cooling, new laminate flooring and fresh interior paint, giving the home a bright, clean, and welcoming feel. High ceilings and abundant natural light further enhance the warm atmosphere throughout.   Additional highlights include a two-car tandem carport, providing convenient and covered parking.   Residents of Crestmont Estate enjoy a host of impressive amenities, including a sparkling swimming pool and relaxing spa, a rentable clubhouse, a billiard room, and meticulously maintained grounds.   This move-in-ready home is an excellent opportunity to enjoy comfort, convenience, and community living at its finest. Don’t miss your chance—come see it today!

19. 2026-01-27
    price $240,000 1211-char remark

    Show marketing remark (1211 chars)

    Welcome to this beautifully maintained and spacious manufactured home in the highly desirable Crestmont Estate Community of Brea. Ideally situated, this vibrant community is just minutes from shopping, dining, and local parks, offering convenience and comfort.   Inside, the home features three generously sized bedrooms, two full bathrooms, and an open-concept living area that flows effortlessly into the dining space—perfect for both daily living and entertaining. Recent upgrades include new central heating/cooling, new laminate flooring and fresh interior paint, giving the home a bright, clean, and welcoming feel. High ceilings and abundant natural light further enhance the warm atmosphere throughout.   Additional highlights include a two-car tandem carport, providing convenient and covered parking.   Residents of Crestmont Estate enjoy a host of impressive amenities, including a sparkling swimming pool and relaxing spa, a rentable clubhouse, a billiard room, and meticulously maintained grounds.   This move-in-ready home is an excellent opportunity to enjoy comfort, convenience, and community living at its finest. Don’t miss your chance—come see it today!

20. 2025-12-06
    listed $248,000 Active 1211-char remark

    Show marketing remark (1211 chars)

    Welcome to this beautifully maintained and spacious manufactured home in the highly desirable Crestmont Estate Community of Brea. Ideally situated, this vibrant community is just minutes from shopping, dining, and local parks, offering convenience and comfort.   Inside, the home features three generously sized bedrooms, two full bathrooms, and an open-concept living area that flows effortlessly into the dining space—perfect for both daily living and entertaining. Recent upgrades include new central heating/cooling, new laminate flooring and fresh interior paint, giving the home a bright, clean, and welcoming feel. High ceilings and abundant natural light further enhance the warm atmosphere throughout.   Additional highlights include a two-car tandem carport, providing convenient and covered parking.   Residents of Crestmont Estate enjoy a host of impressive amenities, including a sparkling swimming pool and relaxing spa, a rentable clubhouse, a billiard room, and meticulously maintained grounds.   This move-in-ready home is an excellent opportunity to enjoy comfort, convenience, and community living at its finest. Don’t miss your chance—come see it today!

21. 2021-03-24
    soldstatus $110,000 Closed Sale 728-char remark

    Show marketing remark (728 chars)

    Your search ends here! This wonderful home offers over 1,200 square feet of living space including 3 bedrooms and 2 bathrooms. Entertain effortlessly in this open floor plan. The kitchen has granite counter tops and plenty of upgraded cabinets for all of your storage and organizational needs. All appliances included! Fresh paint and laminate flooring installed throughout. The master bedroom showcases a spacious en-suite with dual sinks and a large soaking tub. The Crestmont Estates is a great community to live in equipped with a pool, club house, and game room. Located near downtown Brea you will have plenty of access to many dining and shopping options. Do not miss this opportunity, schedule you private showing today.

22. 2021-02-08
    historical Active Under Contract 728-char remark

    Show marketing remark (728 chars)

    Your search ends here! This wonderful home offers over 1,200 square feet of living space including 3 bedrooms and 2 bathrooms. Entertain effortlessly in this open floor plan. The kitchen has granite counter tops and plenty of upgraded cabinets for all of your storage and organizational needs. All appliances included! Fresh paint and laminate flooring installed throughout. The master bedroom showcases a spacious en-suite with dual sinks and a large soaking tub. The Crestmont Estates is a great community to live in equipped with a pool, club house, and game room. Located near downtown Brea you will have plenty of access to many dining and shopping options. Do not miss this opportunity, schedule you private showing today.

23. 2021-02-04
    price $114,999 728-char remark

    Show marketing remark (728 chars)

    Your search ends here! This wonderful home offers over 1,200 square feet of living space including 3 bedrooms and 2 bathrooms. Entertain effortlessly in this open floor plan. The kitchen has granite counter tops and plenty of upgraded cabinets for all of your storage and organizational needs. All appliances included! Fresh paint and laminate flooring installed throughout. The master bedroom showcases a spacious en-suite with dual sinks and a large soaking tub. The Crestmont Estates is a great community to live in equipped with a pool, club house, and game room. Located near downtown Brea you will have plenty of access to many dining and shopping options. Do not miss this opportunity, schedule you private showing today.

24. 2021-01-26
    price $128,999 728-char remark

    Show marketing remark (728 chars)

    Your search ends here! This wonderful home offers over 1,200 square feet of living space including 3 bedrooms and 2 bathrooms. Entertain effortlessly in this open floor plan. The kitchen has granite counter tops and plenty of upgraded cabinets for all of your storage and organizational needs. All appliances included! Fresh paint and laminate flooring installed throughout. The master bedroom showcases a spacious en-suite with dual sinks and a large soaking tub. The Crestmont Estates is a great community to live in equipped with a pool, club house, and game room. Located near downtown Brea you will have plenty of access to many dining and shopping options. Do not miss this opportunity, schedule you private showing today.

25. 2021-01-10
    price $134,999 728-char remark

    Show marketing remark (728 chars)

    Your search ends here! This wonderful home offers over 1,200 square feet of living space including 3 bedrooms and 2 bathrooms. Entertain effortlessly in this open floor plan. The kitchen has granite counter tops and plenty of upgraded cabinets for all of your storage and organizational needs. All appliances included! Fresh paint and laminate flooring installed throughout. The master bedroom showcases a spacious en-suite with dual sinks and a large soaking tub. The Crestmont Estates is a great community to live in equipped with a pool, club house, and game room. Located near downtown Brea you will have plenty of access to many dining and shopping options. Do not miss this opportunity, schedule you private showing today.

26. 2020-11-13
    price $144,999 728-char remark

    Show marketing remark (728 chars)

    Your search ends here! This wonderful home offers over 1,200 square feet of living space including 3 bedrooms and 2 bathrooms. Entertain effortlessly in this open floor plan. The kitchen has granite counter tops and plenty of upgraded cabinets for all of your storage and organizational needs. All appliances included! Fresh paint and laminate flooring installed throughout. The master bedroom showcases a spacious en-suite with dual sinks and a large soaking tub. The Crestmont Estates is a great community to live in equipped with a pool, club house, and game room. Located near downtown Brea you will have plenty of access to many dining and shopping options. Do not miss this opportunity, schedule you private showing today.

27. 2020-09-30
    listed $150,000 Active 728-char remark

    Show marketing remark (728 chars)

    Your search ends here! This wonderful home offers over 1,200 square feet of living space including 3 bedrooms and 2 bathrooms. Entertain effortlessly in this open floor plan. The kitchen has granite counter tops and plenty of upgraded cabinets for all of your storage and organizational needs. All appliances included! Fresh paint and laminate flooring installed throughout. The master bedroom showcases a spacious en-suite with dual sinks and a large soaking tub. The Crestmont Estates is a great community to live in equipped with a pool, club house, and game room. Located near downtown Brea you will have plenty of access to many dining and shopping options. Do not miss this opportunity, schedule you private showing today.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,708
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,177
• − Management: −$3,177
• − Depreciation: −$6,545
• Taxable income: $9,706
• Est. tax owed @ 24.0%: −$2,329
• After-tax cash flow: $10,381/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: Brea-Olinda Unified
• NCES district ID: 0605880
• Math proficiency: 48% ▼ -14.00%
• Reading proficiency: 65% ▼ -2.00%
• Median HH income: $83,131
• Composite: 51.28/100
• National rank: #1748
• State rank: #84 of 517 in CA

Livability — Brea

• Score: 76/100
• State rank: #100
• US rank: #3570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brea, CA
• County: Orange County · 3,096,323 people
• City population: 41,623
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 41,623
• Household income: $123,629
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1655.0

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 0.69)
• Race & ethnicity: White 38% Hispanic / Latino 32% Asian 24% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 23% · Canada, South Korea, China
• Languages at home: 66% English-only · Spanish 16% Korean 6% Chinese 4%

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: ▼ -826.78%
• Current HPI: 374.8663
• Rent YoY: ▲ 1.78%
• 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

+50.0% since first listed

12 events — show timeline

• 2026-04-28 Price Changed $225,000 CRMLS
• 2026-04-15 Price Changed $230,000 CRMLS
• 2026-03-23 Price Changed $239,000 CRMLS
• 2026-01-27 Price Changed $240,000 CRMLS
• 2025-12-06 Listed $248,000 CRMLS
• 2021-03-24 Sold (MLS) $110,000 CRMLS
• 2021-02-08 Contingent — CRMLS
• 2021-02-04 Price Changed $114,999 CRMLS
• 2021-01-26 Price Changed $128,999 CRMLS
• 2021-01-10 Price Changed $134,999 CRMLS
• 2020-11-13 Price Changed $144,999 CRMLS
• 2020-09-30 Listed $150,000 CRMLS

Property tax history

-2.8%/yr

Latest (2025): $267 · +3.2% YoY. Source: county tax records.