1266 Harbor Lk #160 · Brea, CA 92821

$319,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 37 Days on market

Built 1981 Good condition 14 ac lot Est $264k · 21% over

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Why this score? — see what drove the D 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 +18.1/30.0
• DSCR +5.7/10.0
• Schools +5.1/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to resort-style living in the highly sought after Lake Park Brea 55+ Community! This beautifully 2-bedroom, 2-bath manufactured home offers approximately 1,440 sq. ft. of comfortable living space with an open and spacious floor plan designed for both relaxing and entertaining. Filled with an abundance of natural light, the inviting living room showcases expansive windows, vaulted ceilings, and a cozy wood burning fireplace that creates a warm welcoming atmosphere. The large kitchen is both stylish and functional, featuring granite countertops along with self-closing cabinets and drawers. The spacious primary suite offers a private en suite bathroom complete with a walk-in shower for

Key facts

• 14.13 acre lot
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Directions: North on Puente from Lambert; after entry to Lake Park turn right on Wood Lake and left on Harbor Lake
• Financial info: Land lease applies
• HOA & community: Senior community; Park name: Lake Park Brea; Community features include fishing, lake, and sidewalks; Manager approval required for residency; Pets allowed: cats (call for details)

Exterior

• Parking: Carport with 2 spaces; Guest parking available
• Utilities: Public sewer; Water from district/public supply; Natural gas connected; Electricity connected
• Home design: Single-story home; Mobile home remains; Entry at level 1; Corner lot; Has a view
• Construction: Mobile home (12' x 60'); One shed on the property
• Exterior features: Covered patio; Awning; Community pool; Heated community spa; Shed

Interior

• Kitchen: Granite counters; Gas range; Gas oven; Dishwasher; Gas water heater
• Bathrooms: One full bathroom; One 3/4 bathroom; Shower in tub; Walk-in shower; Bathroom closet
• Heating & cooling: Central heating (central furnace); Fireplace; Central air conditioning
• Interior features: Beamed ceilings; Ceiling fan; Pantry; Recessed lighting; Open floor plan; Storage space; Mirrored closet doors; Blinds; Front entry
• Laundry & utility: Indoor laundry (washer and dryer excluded)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $319k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (1.3% below list).
• Recommended offer: $309k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Fullerton Joint Union High (suburban): math 51% / reading 66% proficiency, ranked #82 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; 29 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 31% 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 $10k 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $309,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $263,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1235 Harbor Lk #13	0.06mi	2/2.0	1,440 (0%)	1mo	$228,000	$158	96
686 Wood Lake Dr #8	0.09mi	2/2.0	1,440 (0%)	7mo	$264,000	$183	90
2260 Lake Forest Cir	0.27mi	2/2.0	1,440 (0%)	0mo	$170,000	$118	87
2201 Lake Vw #20	0.28mi	2/2.0	1,440 (0%)	1mo	$220,000	$153	86
1414 W Central #69	0.12mi	3/2.0 (+1)	1,344 (-7%)	0mo	$265,000	$197	78
755 Village Lake Mall #337	0.04mi	2/2.0	1,296 (-10%)	6mo	$150,000	$116	77
1341 Harbor Lake Ave #24	0.11mi	2/2.0	1,296 (-10%)	5mo	$215,000	$166	74
1414 W Central Ave #88	0.12mi	3/2.0 (+1)	1,344 (-7%)	5mo	$255,000	$190	74
1261 Glen Lake Ave #279	0.14mi	2/2.0	1,296 (-10%)	6mo	$149,000	$115	72
685 View Lake Dr #161	0.01mi	2/2.0	1,640 (+14%)	8mo	$385,000	$235	70
1414 W Central Ave #81	0.12mi	3/2.0 (+1)	1,248 (-13%)	0mo	$289,000	$232	67
2240 Lake Glen Dr #56	0.36mi	2/2.0	1,248 (-13%)	7mo	$338,000	$271	55

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-37,457
• Equity at exit: $47,564

10-year hold

• IRR: -4.4%
• Equity multiple: 0.73×
• Total profit: $-24,527
• Equity at exit: $27,581

Cash invested: $89,320 (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: 8.4×

Monthly cashflow live

• Estimated rent: $3,148 high
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $283

Break-even live

Break-even rent $2,791

Max offer price $319,000

Occupancy floor 86%

Sensitivity live

Price	-10% $503	-5% $393	+0% $283	+5% $172	+10% $62
Rent	-10% $34	-5% $158	+0% $283	+5% $407	+10% $531
Rate	-1.0pp $443	-0.5pp $364	base $283	+0.5pp $200	+1.0pp $116

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1511 Kinsler Ct Brea, CA	3.0	2.5	1605	$4,095	$2.55	16d	1	0.14mi
160 N Fonda St La Habra, CA	2.0	2.0	1000	$2,500	$2.50	2d	1	0.65mi
209 S Fonda St La Habra, CA	2.0	2.0	1200	$3,500	$2.92	2d	1	0.65mi
160 N Fonda St Unit 2 La Habra, CA	2.0	1.5	1000	$2,500	$2.50	2d	1	0.65mi
141 N Fonda St Unit 1 La Habra, CA	3.0	2.5	1300	$3,400	$2.62	11d	1	0.68mi
1500 Eastpark Dr Unit 3 La Habra, CA	2.0	1.5	1286	$2,500	$1.94	2d	1	0.70mi
160 Greentree Ln La Habra, CA	2.0	1.5	1050	$2,800	$2.67	2d	1	0.76mi
730 Brooklyn Dr Brea, CA	2.0	2.5	1210	$3,400	$2.81	25d	1	1.00mi
350 W Central Ave Brea, CA	1.0–3.0	1.0–2.5	1024	$3,162	$3.09	0d	5	1.00mi
825 Tamarack Ave Brea, CA	1.0–2.0	1.0–2.0	837	$2,640	$3.15	0d	6	1.02mi
171 S Valencia St Unit 3 La Habra, CA	2.0	2.0	1000	$2,450	$2.45	2d	1	1.04mi
650 Tamarack Ave Brea, CA	2.0	1.0–2.0	750	$2,850	$3.80	0d	21	1.08mi
640 Ward St Unit 2 La Habra, CA	2.0	1.0	950	$2,195	$2.31	18d	1	1.09mi
250 W Central Ave Brea, CA	2.0	2.0	1100	$2,930	$2.66	18d	2	1.15mi
319 W Lambert Rd Brea, CA	2.0	2.0	1120	$3,333	$2.98	5d	9	1.16mi
703 E Stearns Ave Unit 707-C La Habra, CA	2.0	1.0	950	$2,695	$2.84	2d	1	1.20mi
1001 N Harbor Blvd La Habra, CA	1.0–2.0	1.0–1.5	880	$2,750	$3.12	2d	2	1.20mi
2598 Associated Rd Fullerton, CA	2.0	2.0	988	$3,535	$3.58	21d	1	1.23mi
2598 Associated Rd Fullerton, CA	1.0	1.0	896	$3,215	$3.59	4d	1	1.23mi
2598 Associated Rd Fullerton, CA	1.0	1.0	885	$3,280	$3.71	16d	1	1.23mi
2598 Associated Rd Fullerton, CA	1.0	1.0	885	$3,030	$3.42	18d	1	1.23mi
1301 Las Riendas Dr La Habra, CA	1.0–2.0	1.0–1.5	900	$2,970	$3.30	2d	1	1.25mi
841 N Stonewood St Apt D La Habra, CA	2.0	1.5	1100	$2,795	$2.54	0d	1	1.35mi
334 S Walnut Ave Unit F Brea, CA	2.0	1.5	904	$2,995	$3.31	18d	1	1.35mi
137 N Orange Ave Brea, CA	2.0	2.0	975	$2,585	$2.65	44d	1	1.35mi
1401 S Harbor Blvd La Habra, CA	1.0–2.0	1.0–2.0	875	$2,550	$2.91	2d	2	1.43mi
108 E Date St Unit 108 Brea, CA	2.0	1.0	950	$3,095	$3.26	44d	1	1.45mi
3733 N Harbor Blvd #53 Fullerton, CA	2.0	2.5	1254	$3,325	$2.65	0d	1	1.47mi
1236 Devonshire Ln La Habra, CA	3.0	2.5	1175	$3,895	$3.31	2d	1	1.49mi

Listing history 19 events

1. 2026-06-21
   days on market $319,000 Active 37 DOM
2. 2026-06-18
   days on market $319,000 Active 34 DOM
3. 2026-06-17
   days on market $319,000 Active 33 DOM
4. 2026-06-16
   days on market $319,000 Active 32 DOM
5. 2026-06-15
   days on market $319,000 Active 31 DOM
6. 2026-06-13
   pricedays on market $319,000 Active 29 DOM
7. 2026-06-09
   days on market $335,000 Active 25 DOM
8. 2026-06-08
   days on market $335,000 Active 24 DOM
9. 2026-06-07
   days on market $335,000 Active 23 DOM
10. 2026-06-04
    days on market $335,000 Active 20 DOM
11. 2026-06-03
    days on market $335,000 Active 19 DOM
12. 2026-06-02
    days on market $335,000 Active 18 DOM
13. 2026-06-01
    days on market $335,000 Active 17 DOM
14. 2026-05-31
    days on market $335,000 Active 16 DOM
15. 2026-05-16
    listed $335,000 Active
16. 2026-05-13
    historical $335,000
17. 2019-04-02
    historical
18. 2019-02-01
    price $147,500
19. 2018-08-16
    listed $149,000 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 23 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: $37,781
• − Mortgage interest: −$17,869
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$3,022
• − Management: −$3,022
• − Depreciation: −$9,280
• Taxable loss: −$1,793
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $3,823/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, modern manufactured home in a desirable community offers a good investment opportunity with minimal repairs and updates needed.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Resale install new flooring in bathrooms — improves aesthetics and functionality
• Resale install new kitchen appliances — modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Resale install new flooring in bathrooms — improves aesthetics and functionality ↑
• Resale install new kitchen appliances — modernizes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fullerton Joint Union High
• NCES district ID: 0614760
• Math proficiency: 51% ▲ 7.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $66,666
• Composite: 51.37/100
• National rank: #1735
• State rank: #82 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

+124.8% since first listed

5 events — show timeline

• 2026-05-16 Listed $335,000 CRMLS
• 2026-05-13 Coming Soon $335,000 CRMLS
• 2019-04-02 Listing Removed — CRMLS
• 2019-02-01 Price Changed $147,500 CRMLS
• 2018-08-16 Listed $149,000 CRMLS