9080 Bloomfield #145 · Cypress, CA 90630

$229,900

4 bd · 2.0 ba · 1,344 sqft · Manufactured · 36 Days on market

Built 2025 Est $180k · 28% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.2/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Brand New 2025 Built Home on a Triple Wide Lot! This isn't just a manufactured home — it's a fresh start in one of Cypress's most sought-after communities. 9080 Bloomfield Street, Space #145 delivers 4 bedrooms, 2 bathrooms, and 1,310 sq. ft. of brand new living space on an oversized triple wide lot in Lincoln Center, a desirable all-age, pet-friendly community with 305 home sites. Step inside to a bright, open-concept layout where the living, dining, and kitchen areas flow together effortlessly. The island kitchen features generous cabinetry, ample countertop space, bar seating, and additional storage. Natural light fills every room with updated flooring, recessed lighting, and a war

Key facts

• Community pool
• Built 2025
• Listed 36 days

Property features AI

Finance

• Other: Pets: restrictions apply (size, breed, number limits; contact manager)
• Financial info: Assessments: buyer to verify
• HOA & community: Community features include curbs and a dog park; Park name: Lincoln Center; Rent includes pool access; Land lease (park) — $2,600 monthly; buyer to verify details; Manager approval required

Exterior

• Parking: Covered parking; Paved driveway; Driveway (combination)
• Security: Smoke and carbon monoxide detectors; Resident manager
• Utilities: Standard electric service; Natural gas available; Sewer connected (public sewer); District/public water
• Home design: Single-story (one level); Mobile home (model 24564A) — 23' x 56'; Turnkey condition; Mobile home remains on site
• Construction: Wood and concrete construction; Synthetic stucco exterior; Drywall interior walls; No foundation specified
• Exterior features: Awning; Rain gutters; Patio; Community pool; Vinyl fencing; Skirting of synthetic and wood

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher; Garbage disposal; Water heater unit
• Bedrooms: All bedrooms on ground level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Bathtub and shower; some showers in tub
• Heating & cooling: Central heating (furnace); Central air and wall/window cooling
• Interior features: Beamed ceilings; Laminate counters; Open floor plan; Entry at ground level; Doors at entry; Carbon monoxide and smoke detectors; Resident manager on site
• Laundry & utility: In-unit laundry (inside)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 2.2% in Cypress — 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 74/100 on livability (#141 in CA, #4,900 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A; Watch: health & safety D, cost of living F.
• Cypress Elementary (suburban): math 67% / reading 69% proficiency, ranked #117 of 1,400 in CA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: A. E. Arnold Elementary (math 24% / reading 24%, grade F, #973 of 1,571 statewide, top 73%, 635 students, 46% FRL) — zoned schools average 46% FRL vs 25% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 68% district-wide (-44 pts) — the specific schools serving this property underperform the Cypress Elementary average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.7%/yr); 70 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 36% of the median local income ($130k/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 + 1.7% 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 36 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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. 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.
5. 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.
6. 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: 1.70% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.09%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $180,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9080 Bloomfield Ave #22	0.00mi	4/2.0	1,344 (0%)	10mo	$185,000	$138	92
9080 Bloomfield Ave #230	0.00mi	3/2.0 (-1)	1,272 (-5%)	1mo	$159,900	$126	85
9080 Bloomfield Ave #237	0.00mi	3/2.0 (-1)	1,408 (+5%)	4mo	$130,000	$92	84
9080 Bloomfield Ave #141	0.00mi	4/2.0	1,431 (+6%)	8mo	$155,000	$108	82
9080 Bloomfield #165	0.00mi	3/2.0 (-1)	1,344 (0%)	16mo	$180,000	$134	81
9080 Bloomfield Ave #209	0.00mi	3/2.0 (-1)	1,248 (-7%)	3mo	$129,000	$103	81
9080 Bloomfield Ave #265	0.00mi	5/2.5 (+1)	1,400 (+4%)	10mo	$215,000	$154	78
9080 Bloomfield Ave #46	0.00mi	4/2.0	1,440 (+7%)	14mo	$190,000	$132	77
9080 Bloomfield Ave #193	0.00mi	3/2.0 (-1)	1,248 (-7%)	10mo	$165,000	$132	75
9080 Bloomfield Ave #122	0.00mi	3/2.0 (-1)	1,248 (-7%)	10mo	$168,000	$135	75
9080 Bloomfield Ave #192	0.12mi	3/2.0 (-1)	1,434 (+7%)	11mo	$218,000	$152	69
9080 Bloomfield Ave #213	0.00mi	3/2.0 (-1)	1,170 (-13%)	12mo	$185,000	$158	63

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 · 1.69% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.83×
• Total profit: $53,692
• Equity at exit: $34,279

10-year hold

• IRR: 28.1%
• Equity multiple: 3.33×
• Total profit: $150,213
• Equity at exit: $19,878

Cash invested: $64,372 (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 90630

• Rents YoY: 1.7%
• Active inventory: 70
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,919 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $1,507

Break-even live

Break-even rent $2,011

Max offer price $229,900

Occupancy floor 57%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8381 E Blithedale St Long Beach, CA	3.0	2.0	1314	$3,600	$2.74	1d	1	0.50mi
9424 Ethel St Cypress, CA	3.0	2.5	1780	$4,300	$2.42	15d	1	0.65mi
9306 Gregory St Cypress, CA	3.0	2.5	1840	$4,500	$2.45	18d	1	0.66mi
4801 Merten Ave Cypress, CA	3.0	2.0	1500	$3,875	$2.58	1d	1	0.70mi
8120 E Turbo St Long Beach, CA	3.0	1.5	1120	$3,900	$3.48	43d	1	0.81mi
8561 Belmont St Unit 7 Cypress, CA	3.0	2.0	1320	$4,145	$3.14	10d	1	0.85mi
8561 Belmont St Unit 6 Cypress, CA	3.0	2.5	1265	$3,695	$2.92	1d	1	0.85mi
20817 Ely Ave Lakewood, CA	3.0	1.0	1102	$3,550	$3.22	1d	1	0.98mi
4646 Larwin Ave Cypress, CA	4.0	2.5	1562	$3,800	$2.43	1d	1	1.01mi
12050 226th St Hawaiian Gardens, CA	3.0	2.0	1063	$3,100	$2.92	43d	1	1.03mi
12610 Vandemere St Lakewood, CA	3.0	2.0	1056	$8,250	$7.81	1d	1	1.05mi
10403 Stratton Ct Cypress, CA	4.0	2.5	1327	$3,600	$2.71	43d	1	1.21mi
12350 Del Amo Blvd Lakewood, CA	1.0–3.0	1.0–2.0	866	$3,173	$3.66	2d	27	1.24mi
5475 Villa Way #34 Cypress, CA	3.0	2.5	1374	$3,600	$2.62	2d	1	1.24mi
4002 Bryant Ct Cypress, CA	3.0	1.5	1046	$3,400	$3.25	22d	1	1.25mi
10002 Saint Stephen Cir Cypress, CA	3.0	1.5	1205	$3,700	$3.07	17d	1	1.25mi
5524 Camp St Cypress, CA	4.0	3.0	1613	$4,200	$2.60	1d	1	1.29mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	7d	1	1.31mi
12022 207th St Lakewood, CA	3.0	2.0	1088	$3,950	$3.63	24d	1	1.31mi
20726 Seine Ave Lakewood, CA	3.0	2.0	1354	$3,400	$2.51	20d	1	1.41mi

Listing history 18 events

1. 2026-06-18
   days on market $229,900 Active 36 DOM
2. 2026-06-17
   days on market $229,900 Active 35 DOM
3. 2026-06-16
   days on market $229,900 Active 34 DOM
4. 2026-06-15
   days on market $229,900 Active 33 DOM
5. 2026-06-13
   days on market $229,900 Active 31 DOM
6. 2026-06-13
   days on market $229,900 Active 30 DOM
7. 2026-06-09
   days on market $229,900 Active 27 DOM
8. 2026-06-08
   days on market $229,900 Active 26 DOM
9. 2026-06-07
   days on market $229,900 Active 25 DOM
10. 2026-06-04
    days on market $229,900 Active 22 DOM
11. 2026-06-03
    days on market $229,900 Active 21 DOM
12. 2026-06-02
    days on market $229,900 Active 20 DOM
13. 2026-06-01
    days on market $229,900 Active 19 DOM
14. 2026-05-31
    days on market $229,900 Active 18 DOM
15. 2026-05-13
    listed $229,900 Active
16. 2026-05-12
    historical $229,900
17. 2026-04-27
    historical
18. 2025-11-04
    listed $225,000 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 24 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: $47,026
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$3,762
• − Management: −$3,762
• − Depreciation: −$6,688
• Taxable income: $15,338
• Est. tax owed @ 24.0%: −$3,681
• After-tax cash flow: $14,404/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: Cypress Elementary
• NCES district ID: 0610440
• Math proficiency: 67% ▲ 1.00%
• Reading proficiency: 69% ▲ 1.00%
• Median HH income: $83,769
• Composite: 62.21/100
• National rank: #1446
• State rank: #117 of 1400 in CA

Livability — Cypress

• Score: 74/100
• State rank: #141
• US rank: #4900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cypress, CA
• County: Orange County · 3,096,323 people
• City population: 49,318
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 49,318
• Household income: $130,154
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 1431.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Asian 37% White 31% Hispanic / Latino 22% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Iranian 1% Italian 1%
• Foreign-born: 31% · South Korea, Canada, China
• Languages at home: 57% English-only · Spanish 12% Korean 11% Chinese 5%

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: ▼ -870.99%
• Current HPI: 402.6083
• Rent YoY: ▲ 1.69%
• 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

+2.2% since first listed

4 events — show timeline

• 2026-05-13 Listed $229,900 CRMLS
• 2026-05-12 Coming Soon $229,900 CRMLS
• 2026-04-27 Listing Removed — CRMLS
• 2025-11-04 Listed $225,000 CRMLS

Property tax history

+0.5%/yr

Latest (2025): $70 · +2.5% YoY. Source: county tax records.