32802 Valle #27 · San Juan Capistrano, CA 92675

$229,000

2 bd · 1.0 ba · 600 sqft · Manufactured · 16 Days on market

Built 1955 17 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller Very Motivated for a quick sale! Send all offers!!! Charming Vintage Mobile Home with Ocean Views in San Juan Capistrano Welcome to a one-of-a-kind coastal retreat that blends vintage character with breathtaking views. This delightful 1955 Platt Home offers 2 bedrooms and 1 bathroom, featuring over 600 square feet of original living space plus a generously expanded layout that includes a huge added bedroom, spacious living room, and welcoming foyer. Step inside and discover a home brimming with timeless charm. The living room showcases a cozy fireplace, perfect for unwinding after sun-soaked days along the coast. The primary bedroom delivers stunning ocean vistas that transform eve

Key facts

• San clemente pier
• Panoramic views
• 17.5 acre lot

Tags

• PANORAMIC VIEWS
• SAN CLEMENTE PIER

Property features AI

Finance

• Other: Lot size source: Assessor's data; Living area source: See remarks; Directions: Enter the park off Valle Road, go up to the end, turn left, home is just past the clubhouse on the left.
• Financial info: Land lease of $917 monthly (current)
• HOA & community: Part of an association; Association amenities include playground and clubhouse; Community is suburban; Park name: Capistrano Terrace; Manager approval required; Pets allowed with breed restrictions

Exterior

• Parking: Driveway parking
• Utilities: Public sewer; District/public water
• Home design: Mobile/manufactured home; Single story
• Construction: Year built per assessor
• Exterior features: No pool; Lot is level/flat; One shed on property; Mobile home remains (12' x 50')

Interior

• Bathrooms: 1 full bathroom
• Interior features: One-level home; Entry on main level; Has a view; Fixer/needs cosmetic repairs
• Laundry & utility: Interior laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $229k.

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 ($3k rent vs $229k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.3% in San Juan Capistrano — 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 75/100 on livability (#114 in CA, #4,023 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: health & safety D+, cost of living F.
• Capistrano Unified (suburban): math 50% / reading 72% proficiency, ranked #64 of 517 in CA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+8.2%/yr); 108 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 32% of the median local income ($129k/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 + 8.0% rent growth), your $64k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,565 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.50% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.32%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 1.84×
• Total profit: $53,715
• Equity at exit: $34,145

10-year hold

• IRR: 30.9%
• Equity multiple: 4.48×
• Total profit: $223,295
• Equity at exit: $19,800

Cash invested: $64,120 (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 92675

• Rents YoY: 8.2%
• Active inventory: 108
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,445 medium
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $1,139

Break-even live

Break-even rent $2,003

Max offer price $229,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,298	-5% $1,218	+0% $1,139	+5% $1,060	+10% $981
Rent	-10% $867	-5% $1,003	+0% $1,139	+5% $1,275	+10% $1,411
Rate	-1.0pp $1,255	-0.5pp $1,198	base $1,139	+0.5pp $1,080	+1.0pp $1,020

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32262 Avenida Los Amigos Unit A San Juan Capistrano, CA	1.0	1.0	600	$2,950	$4.92	44d	1	0.58mi
26451 Camino De Vis San Juan Capistrano, CA	1.0–2.0	1.0–2.0	843	$3,830	$4.54	0d	6	1.24mi
4023 Calle Mayo Unit B San Clemente, CA	1.0	1.0	470	$2,800	$5.96	44d	1	1.40mi

Listing history 7 events

1. 2026-06-03
   days on market $229,000 Active 16 DOM
2. 2026-06-02
   days on market $229,000 Active 15 DOM
3. 2026-06-01
   days on market $229,000 Active 14 DOM
4. 2026-05-31
   days on market $229,000 Active 13 DOM
5. 2026-05-18
   listed $229,000 Active
6. 2005-12-27
   historical
7. 2005-08-10
   listed $24,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°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: $41,345
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$3,308
• − Management: −$3,308
• − Depreciation: −$6,662
• Taxable income: $10,660
• Est. tax owed @ 24.0%: −$2,558
• After-tax cash flow: $11,113/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: Capistrano Unified
• NCES district ID: 0607440
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 72% ▲ 2.00%
• Median HH income: $99,673
• Composite: 56.56/100
• National rank: #1147
• State rank: #64 of 517 in CA

Livability — San Juan Capistrano

• Score: 75/100
• State rank: #114
• US rank: #4023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Juan Capistrano, CA
• County: Orange County · 3,096,323 people
• City population: 35,095
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 35,095
• Household income: $129,457
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 648.0

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 0.58)
• Race & ethnicity: White 54% Hispanic / Latino 37% Two or more races 18% Asian 4%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Romanian 3% Italian 3% Serbian 2%
• Foreign-born: 19% · Canada, China, Jamaica
• Languages at home: 67% English-only · Spanish 29% Chinese 1% Other Indo-European 1%

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: ▼ -1003.11%
• Current HPI: 410.383
• Rent YoY: ▲ 8.20%
• 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

+854.2% since first listed

3 events — show timeline

• 2026-05-18 Listed $229,000 CRMLS
• 2005-12-27 Listing Removed — CRMLS
• 2005-08-10 Listed $24,000 CRMLS