2191 Harbor Blvd #65 · Costa Mesa, CA 92627

$95,000

2 bd · 2.0 ba · 750 sqft · Manufactured · 482 Days on market

Manufactured home Built 1997 Fair condition $127/sqft · 34% below area Est $145k · 34% 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
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Appreciation +2.5/10.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.3

Listing remarks MLS

This 1997 Mobile home has 2 bedrooms and 2 full bathrooms, an inside laundry room with access to the backyard, a driveway next to the house, and a Front patio cover with a beautiful garden.

Key facts

• Backyard access
• Front patio cover
• Inside laundry room

Tags

• INSIDE LAUNDRY ROOM
• BACKYARD ACCESS
• DRIVEWAY NEXT TO HOUSE
• FRONT PATIO COVER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.0% vs local median 1.8% in Costa Mesa — 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 61/100 on livability (#558 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, amenities B; Watch: health & safety D+, crime F, commute F.
• Newport-Mesa Unified (urban): math 46% / reading 58% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wilson Elementary (math 27%, 361 students, 95% FRL); Charles W. Tewinkle Middle (math 26% / reading 24%, grade F, #271 of 498 statewide, top 54%, 506 students, 83% FRL); Estancia High (math 18% / reading 56%, grade F, #578 of 1,170 statewide, top 51%, 1,040 students, 82% FRL) — zoned schools average 87% FRL vs 40% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 31% at this address vs 52% district-wide (-21 pts) — the specific schools serving this property underperform the Newport-Mesa Unified average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 129 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $657 of loan paydown is wiped out by about $3k 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 + 1.7% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 482 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $30k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 482 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.43% ✓
• Cap rate: 21.04%
• Cash-on-cash: 52.69%
• DSCR: 3.34
• GRM: 3.4

CMA / ARV

• ARV (median comp): $144,820
• List price: $95,000
• Delta: -34.40%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 W Wilson #88	0.43mi	2/2.0	768 (+2%)	4mo	$155,000	$202	72
327 W Wilson #15	0.43mi	2/1.0	768 (+2%)	2mo	$95,000	$124	71
1973 Newport Blvd #50	0.53mi	2/2.0	780 (+4%)	15mo	$160,000	$205	56
327 W Wilson St #49	0.43mi	2/1.0	816 (+9%)	6mo	$165,000	$202	56
1973 Newport Blvd #17	0.56mi	2/2.0	800 (+7%)	12mo	$136,000	$170	53

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 · 1.71% rent growth · sell at horizon

5-year hold

• IRR: 49.2%
• Equity multiple: 3.11×
• Total profit: $56,063
• Equity at exit: $14,165

10-year hold

• IRR: 54.2%
• Equity multiple: 6.00×
• Total profit: $132,906
• Equity at exit: $8,214

Cash invested: $26,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 1 under contract
• Months of supply: 27.0 mo (4%/mo absorbed)
• Median asking: $149,900 ($187/sqft)
• Median days on market: 107 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +3.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92627

• Rents YoY: 1.7%
• Active inventory: 129
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $1,168

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,234	-5% $1,201	+0% $1,168	+5% $1,135	+10% $1,102
Rent	-10% $985	-5% $1,077	+0% $1,168	+5% $1,259	+10% $1,350
Rate	-1.0pp $1,216	-0.5pp $1,192	base $1,168	+0.5pp $1,143	+1.0pp $1,118

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1995 Maple St Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	54d	1	0.19mi
1995 Maple St Unit 1999-202 Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	43d	1	0.19mi
2190 College Ave Costa Mesa, CA	2.0	1.5	900	$2,810	$3.12	28d	1	0.25mi
592 Hamilton St Apt C Costa Mesa, CA	2.0	1.0	810	$3,750	$4.63	0d	1	0.27mi
383 W Wilson St Costa Mesa, CA	2.0	1.0	800	$2,595	$3.24	23d	1	0.29mi
366 Avocado St Unit B206 Costa Mesa, CA	1.0	1.0	675	$1,995	$2.96	7d	1	0.30mi
427 Hamilton St Costa Mesa, CA	2.0	1.0	1000	$2,900	$2.90	73d	1	0.30mi
427 Hamilton St Costa Mesa, CA	2.0	1.0	950	$2,925	$3.08	24d	1	0.30mi
354 Avocado St Costa Mesa, CA	1.0–2.0	1.0	825	$2,350	$2.85	3d	1	0.33mi
393 Hamilton St Unit B1 Costa Mesa, CA	1.0	1.0	576	$2,200	$3.82	70d	1	0.34mi
374 Hamilton St Unit B103 Costa Mesa, CA	2.0	2.0	802	$3,950	$4.93	17d	1	0.35mi
374 Hamilton St Unit B101 Costa Mesa, CA	2.0	2.0	798	$3,950	$4.95	7d	1	0.35mi
370 Hamilton St Unit A Costa Mesa, CA	2.0	1.5	1000	$3,100	$3.10	93d	1	0.35mi
345 Avocado St Costa Mesa, CA	1.0	1.0	1038	$3,200	$3.08	40d	1	0.36mi
345 Avocado St Costa Mesa, CA	1.0–2.0	1.0	941	$3,500	$3.72	4d	2	0.36mi
393 Hamilton St Unit N1 Costa Mesa, CA	1.0	1.0	576	$2,050	$3.56	70d	1	0.37mi
2034 Charle St Unit A Costa Mesa, CA	2.0	1.0	934	$3,850	$4.12	23d	1	0.39mi
673 Victoria St Costa Mesa, CA	2.0	1.0	700	$3,000	$4.29	66d	1	0.40mi
2029 Harbor Blvd Unit 7 Costa Mesa, CA	2.0	1.0	616	$2,850	$4.63	57d	1	0.40mi
2029 Harbor Blvd Unit 8 Costa Mesa, CA	2.0	1.0	638	$2,650	$4.15	42d	1	0.40mi
1999 Maple Ave Unit 202 Costa Mesa, CA	2.0	1.0	704	$2,575	$3.66	57d	1	0.50mi
2400 Harbor Blvd Costa Mesa, CA	1.0–2.0	1.0–2.5	1010	$3,715	$3.68	0d	19	0.52mi
1978 Maple Ave Costa Mesa, CA	2.0	1.5	880	$2,595	$2.95	38d	1	0.53mi
260 Victoria St Unit D-4 Costa Mesa, CA	2.0	2.5	920	$3,995	$4.34	93d	1	0.55mi
1959 Maple Ave Unit 6110 Costa Mesa, CA	1.0	1.0	700	$2,855	$4.08	13d	1	0.59mi
241 W Wilson St Costa Mesa, CA	2.0	1.0	904	$2,595	$2.87	66d	1	0.62mi
2258 Pamela Ln Unit A Costa Mesa, CA	3.0	2.0	950	$3,695	$3.89	52d	1	0.65mi
221 Avocado St Unit 221-A Costa Mesa, CA	2.0	2.5	950	$3,295	$3.47	13d	1	0.66mi
221 Avocado St Unit 221-D Costa Mesa, CA	2.0	2.5	1000	$3,500	$3.50	0d	1	0.66mi
2212 Placentia Ave Unit A Costa Mesa, CA	3.0	1.0	1000	$3,400	$3.40	93d	1	0.66mi
2061-D Wallace Ave Costa Mesa, CA	2.0	1.5	986	$2,735	$2.77	73d	1	0.67mi
2218 Placentia Ave Unit D Costa Mesa, CA	2.0	1.0	900	$3,000	$3.33	93d	1	0.67mi
421 Bernard St Costa Mesa, CA	1.0–2.0	1.0–2.0	924	$3,979	$4.31	0d	2	0.67mi
117 E Bay St Unit A Costa Mesa, CA	2.0	1.0	787	$2,750	$3.49	73d	1	0.68mi
121 E Bay St Unit 121D Costa Mesa, CA	2.0	1.0	788	$2,850	$3.62	70d	1	0.69mi
121 E Bay St Unit D Costa Mesa, CA	2.0	1.0	787	$2,795	$3.55	2d	1	0.69mi
121 E Bay St Unit D Costa Mesa, CA	2.0	1.0	788	$2,850	$3.62	73d	1	0.69mi
790 Hamilton St Costa Mesa, CA	1.0	1.0	555	$2,300	$4.14	71d	1	0.69mi
132 E Bay St Costa Mesa, CA	2.0	1.0	900	$2,600	$2.89	32d	1	0.70mi
136 E Bay St Costa Mesa, CA	1.0	1.0	700	$2,550	$3.64	93d	1	0.71mi

Listing history 28 events

1. 2026-07-01
   days on market $95,000 Active 482 DOM
2. 2026-06-30
   days on market $95,000 Active 481 DOM
3. 2026-06-29
   days on market $95,000 Active 480 DOM
4. 2026-06-28
   days on market $95,000 Active 479 DOM
5. 2026-06-27
   days on market $95,000 Active 478 DOM
6. 2026-06-26
   days on market $95,000 Active 477 DOM
7. 2026-06-24
   days on market $95,000 Active 475 DOM
8. 2026-06-22
   days on market $95,000 Active 473 DOM
9. 2026-06-21
   days on market $95,000 Active 472 DOM
10. 2026-06-18
    days on market $95,000 Active 469 DOM
11. 2026-06-17
    days on market $95,000 Active 468 DOM
12. 2026-06-16
    days on market $95,000 Active 467 DOM
13. 2026-06-15
    days on market $95,000 Active 466 DOM
14. 2026-06-13
    days on market $95,000 Active 464 DOM
15. 2026-06-13
    days on market $95,000 Active 463 DOM
16. 2026-06-09
    days on market $95,000 Active 460 DOM
17. 2026-06-08
    days on market $95,000 Active 459 DOM
18. 2026-06-07
    days on market $95,000 Active 458 DOM
19. 2026-06-04
    days on market $95,000 Active 455 DOM
20. 2026-06-03
    days on market $95,000 Active 454 DOM
21. 2026-06-02
    days on market $95,000 Active 453 DOM
22. 2026-06-01
    days on market $95,000 Active 452 DOM
23. 2026-05-31
    days on market $95,000 Active 451 DOM
24. 2025-11-06
    price $95,000 189-char remark

    Show marketing remark (189 chars)

    This 1997 Mobile home has 2 bedrooms and 2 full bathrooms, an inside laundry room with access to the backyard, a driveway next to the house, and a Front patio cover with a beautiful garden.

25. 2025-07-03
    price $110,000 189-char remark

    Show marketing remark (189 chars)

    This 1997 Mobile home has 2 bedrooms and 2 full bathrooms, an inside laundry room with access to the backyard, a driveway next to the house, and a Front patio cover with a beautiful garden.

26. 2025-03-06
    listed $125,000 Active 189-char remark

    Show marketing remark (189 chars)

    This 1997 Mobile home has 2 bedrooms and 2 full bathrooms, an inside laundry room with access to the backyard, a driveway next to the house, and a Front patio cover with a beautiful garden.

27. 2007-01-27
    historical
28. 2006-07-26
    listed $83,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,712
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − Depreciation: −$2,764
• Taxable income: $13,293
• Est. tax owed @ 24.0%: −$3,190
• After-tax cash flow: $10,824/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $18,750–$33,750 screening

This 1997 manufactured home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, roof, and exterior. Upgrading these areas will make the home more appealing to both buyers and renters.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — basic and outdated
• Major roof — visible wear and potential leak
• Moderate exterior siding — moderate paint wear and some siding damage

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen will appeal to both buyers and renters ↑
• Both repair and paint exterior — improving the curb appeal will attract more buyers and renters ↑
• Both replace roof — a new roof will increase the home's value and reduce maintenance costs ↑
• Both update bathroom fixtures — modernizing the bathroom will appeal to both buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Wilson Elementary Middle Charles W. Tewinkle Middle F CA #271/498 Nat'l #10,337/14,009 High Estancia High F CA #578/1,170 Nat'l #9,001/17,239

Schools (NCES district)

• District: Newport-Mesa Unified
• NCES district ID: 0627240
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $83,922
• Composite: 47.64/100
• National rank: #2248
• State rank: #106 of 517 in CA

C Composite livability gradescore 61/100

Livability — Costa Mesa

• Score: 61/100
• State rank: #558
• US rank: #18441

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Costa Mesa, CA
• County: Orange County · 3,477,456 people
• City population: 111,101
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,393
• Household income: $108,994
• Rent vs Own: 61.5% rent · 38.5% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 48% Hispanic / Latino 41% Two or more races 18% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Italian 4% Slovak 2% Romanian 2%
• Foreign-born: 22% · Canada, Vietnam, Jamaica
• Languages at home: 62% English-only · Spanish 32% Other Indo-European 1% Other Asian/Pacific 1%

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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: ▼ -1520.53%
• Current HPI: 455.1299
• Rent YoY: ▲ 1.71%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

+14.5% since first listed

5 events — show timeline

• 2025-11-06 Price Changed $95,000 CRMLS
• 2025-07-03 Price Changed $110,000 CRMLS
• 2025-03-06 Listed $125,000 CRMLS
• 2007-01-27 Listing Removed — CRMLS
• 2006-07-26 Listed $83,000 CRMLS

Property tax history

-4.5%/yr

Latest (2025): $134 · -6.8% YoY. Source: county tax records.