268 Revere Way · Newport Beach, CA 92660

$625,000

2 bd · 2.0 ba · 1,128 sqft · Manufactured · 66 Days on market

Built 2000 $554/sqft · at area comps Est $616k · at est.

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Why this score? — see what drove the C- 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 +12.5/30.0
• Appreciation +10.0/10.0
• ARV discount +6.8/15.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

JUST BRING YOUR TOOTHBRUSH! EVERYTHING INCLUDED FULLYFURNISED BY PROFESSIONALDESIGNER (no art included) MOVE IN READY!Welcome to the beautiful seaside community of Bayside Village Mobile Home Community. .. the best kept secret of Newport Beach! Located in a landmark location in the heart of this famous beach town and offering a resort lifestyle for fractions of the cost of neighboring communities, sets this completely reimagined gem. A 2 bdrm, 2 bath manufactured home that evokes a modern beach living vibe from the moment you enter the home through the Dutch door. Impeccably designed with fine finishes such as Quartz counter tops and custom porcelain tile back splashes, level 5 smooth coat walls finished in crisp white, recessed lighting and beautiful laminate floors. Take advantage of the top of the line stainless steel appliances in the kitchen that also features a multi-seat island with a stainless steel farm skin creating great prep space for cooking and entertaining. Abundant natural lighting from the large windows and skylights across the open concept floor plan emits an ambiance of luxurious comfort making this home perfect for entertaining and personal enjoyment. The primary room overlooks the lovely landscaped backyard with an adjoining ensuite bath featuring a beautiful stand alone, porcelain bathtub, walk in shower with porcelain tiling and a double-sink vanity topped with quartz countertops. There is a plethora of storage throughout the home with custom cabinets and closets. This home also has air conditioning and a tankless water heater. Total sq ftg is 1128. Located on land leased land. The monthly space rent is $3300 and includes water, sewer and trash with many fine amenities including 2 CLUBHOUSES, 2 STATE OF THE ART POOLS, 2 JACUZZIS, PRIVATE BEACH WITH 2 GAS FIRE PITS, GAME ROOM, AND A FITNESS CENTER, WEEKLY STREET SWEEPING AND NIGHTLY SECURITY. BOAT SLIPS, GARAGES AVAILABLE FOR RENT. WITHIN WALKING DISTANCE TO SEVERAL BEACH ATTRACTIONS, WORLD CLASS RESTAURANTS, SHOPPING INCLUDING BALBOA ISLAND, FASHION ISLAND AND THE BACK BAY. ENJOY MANY FINE ACTIVITIES AT BAYSIDE VILLAGE SUCH AS KAYAKING, PADDLE BOARDING, WATER AEROBICS AND BOATING. COME AND LIVE THE NEWPORT BEACH LIFESTYLE FOR LESS! No Land Taxes or HOA Dues New residents subject to park approval by Bayside Village Mngt. Land Leases subject to annual increases.

Key facts

• Landmark location
• Landscaped backyard
• Multi-seat island

Tags

• LANDMARK LOCATION
• STAINLESS STEEL APPLIANCES
• MULTI-SEAT ISLAND
• ABUNDANT NATURAL LIGHTING
• OPEN CONCEPT FLOOR PLAN
• LANDSCAPED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $625k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $612k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $536k (14.3% below list).
• Recommended offer: $536k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 0.6% in Newport 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 76/100 on livability (#101 in CA, #3,645 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, employment A+; Watch: health & safety C-, cost of living 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.
• Market conditions: Rents rising fast (+4.1%/yr); 154 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); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($160k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $67k of equity ($4k loan paydown + $62k appreciation (10.0% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$107k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($588k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $535,649 (14.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $615,616
• List price: $625,000
• Delta: 1.52%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 Mayflower	0.05mi	2/2.0	1,100 (-2%)	0mo	$370,000	$336	93
237 Plymouth Ave	0.07mi	3/2.0 (+1)	1,152 (+2%)	1mo	$630,000	$547	87
298 Lexington Cir	0.06mi	2/2.0	1,200 (+6%)	6mo	$439,000	$366	82
129 Liberty	0.16mi	2/2.0	1,140 (+1%)	12mo	$539,000	$473	80
77 Yorktown	0.19mi	2/1.0	1,150 (+2%)	5mo	$369,999	$322	80
24 Saratoga #24	0.22mi	2/2.0	1,100 (-2%)	9mo	$850,000	$773	78
4 Saratoga	0.22mi	2/2.0	1,200 (+6%)	3mo	$1,000,000	$833	77
205 Tremont Dr	0.13mi	3/2.0 (+1)	1,078 (-4%)	7mo	$649,000	$602	76
312 Concord Ln	0.01mi	2/2.0	1,000 (-11%)	14mo	$350,000	$350	68
294 Mayflower Dr	0.09mi	2/2.0	1,260 (+12%)	12mo	$610,000	$484	66
61 Saratoga	0.17mi	2/2.0	1,250 (+11%)	13mo	$845,000	$676	63
90 Yorktown	0.17mi	3/2.0 (+1)	1,274 (+13%)	14mo	$520,000	$408	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.11% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.95×
• Total profit: $340,941
• Equity at exit: $563,050

10-year hold

• IRR: 21.7%
• Equity multiple: 6.84×
• Total profit: $1,021,405
• Equity at exit: $1,214,238

Cash invested: $175,000 (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 92660

• Home prices YoY: 3.4%
• Rents YoY: 4.1%
• Active inventory: 154
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $5,356 high
• Mortgage (P&I): −$3,278
• Tax est. 1.5%: −$781 /mo · $9,375/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,125
• Net cashflow: $-88

Break-even live

Break-even rent $5,467

Max offer price $612,323

Occupancy floor 97%

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
94 Yorktown Newport Beach, CA	2.0	2.0	1029	$4,250	$4.13	14d	1	0.17mi
200 Promontory Dr W Newport Beach, CA	1.0–2.0	1.0–2.0	1187	$5,385	$4.54	2d	25	0.23mi
26 Villa Point Dr Newport Beach, CA	2.0	2.0	1410	$5,000	$3.55	44d	1	0.56mi
212 Garnet Ave Newport Beach, CA	2.0	2.0	791	$5,900	$7.46	44d	1	0.56mi
113 Emerald Ave Newport Beach, CA	3.0	2.0	1200	$8,000	$6.67	44d	1	0.59mi
314 Ruby Ave Newport Beach, CA	3.0	2.0	1500	$8,000	$5.33	44d	1	0.61mi
216 Agate Ave Unit 1/2 Newport Beach, CA	1.0	1.0	767	$4,000	$5.22	44d	1	0.61mi
120 Garnet Ave Newport Beach, CA	2.0	1.0	850	$5,150	$6.06	44d	1	0.61mi
1009 N Bay Front Newport Beach, CA	3.0	2.0	1200	$12,000	$10.00	25d	1	0.62mi
320 Sapphire Ave Newport Beach, CA	2.0	2.0	1000	$4,200	$4.20	3d	1	0.62mi
308 Coral Ave Newport Beach, CA	3.0	2.0	1390	$12,000	$8.63	44d	1	0.67mi
216 Collins Ave Newport Beach, CA	3.0	2.0	1200	$8,000	$6.67	44d	1	0.67mi
122 Opal Ave Unit 2 Newport Beach, CA	2.0	1.0	700	$4,750	$6.79	19d	1	0.71mi
320 Villa Point Dr Newport Beach, CA	2.0	2.0	1307	$6,500	$4.97	44d	1	0.73mi
232 Villa Point Dr Newport Beach, CA	1.0	1.0	851	$4,350	$5.11	25d	1	0.73mi
208 Villa Point Dr Newport Beach, CA	1.0	1.0	774	$3,490	$4.51	44d	1	0.73mi
203 Amethyst Ave Newport Beach, CA	3.0	3.0	1186	$6,500	$5.48	44d	1	0.79mi
1063 Dover Dr Newport Beach, CA	2.0	2.5	1152	$4,900	$4.25	44d	1	0.80mi
222 Marine Ave Unit C Newport Beach, CA	2.0	2.0	1300	$5,800	$4.46	44d	1	0.80mi
1510 Abalone Pl Newport Beach, CA	1.0	1.0	750	$3,500	$4.67	44d	1	0.80mi
207 E Edgewater Ave Newport Beach, CA	2.0	2.0	950	$9,000	$9.47	21d	1	0.80mi
310 Fernando St #105 Newport Beach, CA	2.0	2.0	1325	$4,700	$3.55	3d	1	0.83mi
310 Fernando St Newport Beach, OS	2.0	2.0	1331	$5,198	$3.90	44d	3	0.83mi
114 Onyx Ave Newport Beach, CA	3.0	2.0	1050	$6,750	$6.43	44d	1	0.87mi
307 Anade Ave Newport Beach, CA	2.0	2.0	1100	$4,750	$4.32	44d	1	0.89mi
1728 Bedford Ln Newport Beach, CA	1.0–2.0	1.0–2.0	954	$3,795	$3.98	2d	2	0.91mi
206 Adams St #1 Newport Beach, CA	3.0	3.0	1065	$9,000	$8.45	3d	1	0.91mi
312 Saint Andrews Rd Unit B Newport Beach, CA	2.0	1.0	1000	$4,850	$4.85	44d	1	0.94mi
533 Saint Andrews Rd Newport Beach, CA	2.0	1.0	980	$3,800	$3.88	3d	1	0.97mi
1400 Haven Pl Unit 533 Newport Beach, CA	2.0	1.0	980	$3,800	$3.88	3d	1	0.97mi
116 Jade Ave Newport Beach, CA	2.0	1.5	1144	$7,000	$6.12	44d	1	1.00mi
618 W Balboa Blvd Newport Beach, CA	2.0	1.0	780	$4,195	$5.38	44d	1	1.00mi
880 Irvine Ave Newport Beach, CA	2.0	1.0–2.0	704	$3,179	$4.51	2d	99	1.01mi
2101 E 15th St #8 Newport Beach, CA	2.0	1.5	1025	$4,350	$4.24	44d	1	1.03mi
5100 Colony Plz Newport Beach, CA	1.0–2.0	1.0–2.0	1316	$6,260	$4.76	3d	10	1.11mi
913 W Balboa Blvd Newport Beach, CA	3.0	3.0	1423	$8,500	$5.97	17d	1	1.13mi
913 W Balboa Blvd Unit C Newport Beach, CA	3.0	3.0	1423	$8,500	$5.97	8d	1	1.13mi
1114 W Balboa Blvd Unit 1114 Newport Beach, CA	2.0	1.0	800	$3,850	$4.81	25d	1	1.20mi
1 Park Newport Newport Beach, CA	3.0	1.0–2.5	1013	$4,188	$4.13	2d	116	1.23mi
1144 W Balboa Blvd Unit A1 Newport Beach, CA	2.0	1.0	1100	$6,500	$5.91	25d	1	1.23mi

Listing history 20 events

1. 2026-06-18
   days on market $625,000 Active 66 DOM
2. 2026-06-17
   days on market $625,000 Active 65 DOM
3. 2026-06-16
   days on market $625,000 Active 64 DOM
4. 2026-06-15
   days on market $625,000 Active 63 DOM
5. 2026-06-13
   days on market $625,000 Active 61 DOM
6. 2026-06-13
   days on market $625,000 Active 60 DOM
7. 2026-06-09
   days on market $625,000 Active 57 DOM
8. 2026-06-08
   days on market $625,000 Active 56 DOM
9. 2026-06-07
   days on market $625,000 Active 55 DOM
10. 2026-06-04
    days on market $625,000 Active 52 DOM
11. 2026-06-03
    days on market $625,000 Active 51 DOM
12. 2026-06-02
    days on market $625,000 Active 50 DOM
13. 2026-06-01
    days on market $625,000 Active 49 DOM
14. 2026-05-31
    days on market $625,000 Active 48 DOM
15. 2026-04-13
    listed $625,000 Active 2375-char remark

    Show marketing remark (2375 chars)

    JUST BRING YOUR TOOTHBRUSH! EVERYTHING INCLUDED FULLYFURNISED BY PROFESSIONALDESIGNER (no art included) MOVE IN READY!Welcome to the beautiful seaside community of Bayside Village Mobile Home Community. .. the best kept secret of Newport Beach! Located in a landmark location in the heart of this famous beach town and offering a resort lifestyle for fractions of the cost of neighboring communities, sets this completely reimagined gem. A 2 bdrm, 2 bath manufactured home that evokes a modern beach living vibe from the moment you enter the home through the Dutch door. Impeccably designed with fine finishes such as Quartz counter tops and custom porcelain tile back splashes, level 5 smooth coat walls finished in crisp white, recessed lighting and beautiful laminate floors. Take advantage of the top of the line stainless steel appliances in the kitchen that also features a multi-seat island with a stainless steel farm skin creating great prep space for cooking and entertaining. Abundant natural lighting from the large windows and skylights across the open concept floor plan emits an ambiance of luxurious comfort making this home perfect for entertaining and personal enjoyment. The primary room overlooks the lovely landscaped backyard with an adjoining ensuite bath featuring a beautiful stand alone, porcelain bathtub, walk in shower with porcelain tiling and a double-sink vanity topped with quartz countertops. There is a plethora of storage throughout the home with custom cabinets and closets. This home also has air conditioning and a tankless water heater. Total sq ftg is 1128. Located on land leased land. The monthly space rent is $3300 and includes water, sewer and trash with many fine amenities including 2 CLUBHOUSES, 2 STATE OF THE ART POOLS, 2 JACUZZIS, PRIVATE BEACH WITH 2 GAS FIRE PITS, GAME ROOM, AND A FITNESS CENTER, WEEKLY STREET SWEEPING AND NIGHTLY SECURITY. BOAT SLIPS, GARAGES AVAILABLE FOR RENT. WITHIN WALKING DISTANCE TO SEVERAL BEACH ATTRACTIONS, WORLD CLASS RESTAURANTS, SHOPPING INCLUDING BALBOA ISLAND, FASHION ISLAND AND THE BACK BAY. ENJOY MANY FINE ACTIVITIES AT BAYSIDE VILLAGE SUCH AS KAYAKING, PADDLE BOARDING, WATER AEROBICS AND BOATING. COME AND LIVE THE NEWPORT BEACH LIFESTYLE FOR LESS! No Land Taxes or HOA Dues New residents subject to park approval by Bayside Village Mngt. Land Leases subject to annual increases.

16. 2026-02-21
    historical
17. 2026-01-25
    listed $595,000 Active
18. 2026-01-14
    historical
19. 2025-08-02
    price $595,000
20. 2025-06-15
    listed $625,000 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥82°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,278
• − Mortgage interest: −$35,010
• − Property taxes: −$9,375
• − Insurance: −$3,125
• − Repairs & maintenance: −$5,142
• − Management: −$5,142
• − Depreciation: −$18,182
• Taxable loss: −$11,698
• Est. tax savings @ 24.0%: +$2,808
• After-tax cash flow: $1,756/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: 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

Livability — Newport Beach

• Score: 76/100
• State rank: #101
• US rank: #3645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport Beach, CA
• County: Orange County · 3,096,323 people
• City population: 83,845
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 34,890
• Household income: $159,564
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2633.0

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 White (74%)
• Race & ethnicity: White 74% Two or more races 10% Hispanic / Latino 10% Asian 9% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 5% Other Indo-European 5% Chinese 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: ▲ 17.65%
• Current HPI: 537.8751
• Rent YoY: ▲ 4.11%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-04-13 Listed $625,000 CRMLS
• 2026-02-21 Listing Removed — CRMLS
• 2026-01-25 Listed $595,000 CRMLS
• 2026-01-14 Listing Removed — CRMLS
• 2025-08-02 Price Changed $595,000 CRMLS
• 2025-06-15 Listed $625,000 CRMLS

Property tax history

-3.6%/yr

Latest (2025): $260 · -0.4% YoY. Source: county tax records.