11250 Beach Blvd #83 · Stanton, CA 90680

$135,000

2 bd · 2.0 ba · 1,440 sqft · Manufactured · 6 Days on market

Built 1971 $94/sqft · at area comps Est $138k · at est.

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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 +8.6/15.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Plaza Pines Senior Mobile Home Park, Residents MUST BE 55 YEARS OR OLDER. This Community Is One of Orange County's Affordable Senior Parks. Professionally Maintained With On Site Manager. This Community Is Quiet and Located Close To Shopping, Entertainment and Medical facilities. For sale Is A 2 Bedroom 1 3/4 Bath Home. The Home Has Large Bright Front Windows facing West. Living Room Is Large With Laminate Flooring And Is Open To The Dining Room. A Stone Kitchen Island, Stone Kitchen Counters and Stainless Sink. Bonus Room/Den With Sliding Door Leading To Large Covered Porch Area. Two Large Bedrooms With Walk-In Closets. Master Bedroom Has En-Suite Bathroom . ..

Key facts

• On site manager
• Close to shopping
• Quiet community

Tags

• PROFESSIONALLY MAINTAINED
• ON SITE MANAGER
• QUIET COMMUNITY
• CLOSE TO SHOPPING
• CLOSE TO ENTERTAINMENT
• CLOSE TO MEDICAL FACILITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

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 ($3k rent vs $135k).
• Cap rate 20.0% vs local median 2.5% in Stanton — 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 63/100 on livability (#468 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+; Watch: schools C-, amenities D, health & safety D.
• Garden Grove Unified (suburban): math 38% / reading 65% proficiency, ranked #132 of 517 in CA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.3%/yr); 48 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 44% of the median local income ($86k/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 $933 of loan paydown is wiped out by about $4k 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 + 2.3% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $14k (9%) 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 $135,000

Questions for the listing agent

1. Built in 1971 — 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. Crime grade is D 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?
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: 2.32% ✓
• Cap rate: 19.97%
• Cash-on-cash: 48.86%
• DSCR: 3.17
• GRM: 3.6

CMA / ARV

• ARV (median comp): $138,419
• List price: $135,000
• Delta: -2.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11250 Beach Blvd #122	0.00mi	2/2.0	1,440 (0%)	13mo	$149,900	$104	89
11250 Beach Blvd #11	0.01mi	2/2.0	1,440 (0%)	17mo	$140,000	$97	85
11250 Beach Blvd #2	0.03mi	2/2.0	1,536 (+7%)	6mo	$125,000	$81	82
11250 Beach Blvd #108	0.02mi	2/2.0	1,536 (+7%)	10mo	$150,000	$98	80
11250 Beach Blvd #119	0.01mi	2/2.0	1,536 (+7%)	12mo	$120,000	$78	79
11250 Beach Blvd Blvd #23	0.00mi	2/2.0	1,344 (-7%)	20mo	$183,000	$136	72
11250 Beach Blvd #73	0.00mi	2/2.0	1,248 (-13%)	20mo	$193,000	$155	61
8681 Katella Ave #898	0.58mi	3/2.0 (+1)	1,440 (0%)	9mo	$230,000	$160	61
10800 Dale Ave #125	0.55mi	3/2.0 (+1)	1,440 (0%)	11mo	$222,500	$155	60
8681 Katella Ave #865	0.58mi	3/2.0 (+1)	1,440 (0%)	20mo	$285,000	$198	51
10800 Dale Ave #705	0.55mi	3/2.0 (+1)	1,248 (-13%)	5mo	$197,500	$158	43
10800 Dale Ave #131	0.55mi	3/2.0 (+1)	1,296 (-10%)	15mo	$259,000	$200	40

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: 45.7%
• Equity multiple: 2.96×
• Total profit: $74,101
• Equity at exit: $20,129

10-year hold

• IRR: 51.2%
• Equity multiple: 5.83×
• Total profit: $182,457
• Equity at exit: $11,672

Cash invested: $37,800 (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 90680

• Rents YoY: 2.3%
• Active inventory: 48
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $3,129 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $1,539

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 46%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11250 Dale St Garden Grove, CA	1.0–2.0	1.0–2.0	848	$2,710	$3.20	2d	9	0.40mi
7684 Ruthann Ave Stanton, CA	3.0	2.0	1000	$3,650	$3.65	3d	1	0.48mi
8052 Fillmore Dr Apt 3 Stanton, CA	2.0	1.5	1000	$2,250	$2.25	2d	1	0.65mi
7545 Katella Ave Stanton, CA	1.0–2.0	1.0	900	$3,053	$3.39	1d	7	0.74mi
8300 Chapman Ave Stanton, CA	1.0–2.0	1.0	860	$2,545	$2.96	1d	9	0.80mi
7765 Beechwood Way Stanton, CA	3.0	1.5	1232	$3,750	$3.04	1d	1	0.84mi
11893 Macduff St Garden Grove, CA	3.0	2.0	1200	$3,100	$2.58	24d	1	0.84mi
12101 Dale Ave #80 Stanton, CA	3.0	2.0	1493	$1,500	$1.00	7d	1	0.87mi
10743 Magnolia Ave #101 Anaheim, CA	2.0	2.0	913	$2,500	$2.74	1d	1	0.90mi
10600 Western Ave Stanton, CA	2.0	1.0–2.0	915	$2,475	$2.70	1d	2	0.90mi
9014 Stacie Ln #28 Anaheim, CA	3.0	2.0	1347	$3,095	$2.30	1d	1	0.94mi
12221 Beach Blvd Garden Grove, CA	1.0–2.0	1.0–2.0	900	$2,825	$3.14	15d	6	0.96mi
33 Bigsby Dr Stanton, CA	3.0	3.5	1625	$3,950	$2.43	43d	1	0.97mi
35 Bigsby Dr Stanton, CA	3.0	3.0	1355	$4,000	$2.95	24d	1	0.97mi
3 Bigsby Dr Stanton, CA	3.0	3.0	1355	$3,950	$2.92	17d	1	0.97mi
8853 Stardust Ln Anaheim, CA	3.0	1.5	1126	$3,875	$3.44	3d	1	0.97mi
8882 W Cerritos Ave Anaheim, CA	2.0	1.0	980	$2,495	$2.55	1d	1	1.05mi
9313 Marchand Ave Garden Grove, CA	3.0	3.0	1200	$4,500	$3.75	5d	1	1.07mi
10321 Courtright Rd Stanton, CA	3.0	2.0	1202	$3,700	$3.08	22d	1	1.08mi
10361 Iona Way Stanton, CA	3.0	1.5	1149	$3,500	$3.05	1d	1	1.08mi
12345 Beach Blvd Stanton, CA	2.0	1.0–2.0	765	$3,675	$4.80	2d	35	1.11mi
12312 Louise St Garden Grove, CA	3.0	2.0	1300	$3,500	$2.69	24d	1	1.13mi
12381 Arrowhead St Stanton, CA	1.0–2.0	1.0	1000	$2,568	$2.57	20d	1	1.14mi
10250 Masterson Ave Stanton, CA	3.0	2.0	1590	$3,750	$2.36	1d	1	1.16mi
8155 Carmel Dr Stanton, CA	3.0	2.0	1148	$3,500	$3.05	43d	1	1.17mi
1235 Sharon Cir Unit 1231 F2 Anaheim, CA	2.0	2.0	910	$2,495	$2.74	15d	1	1.23mi
2828 W Ball Rd Anaheim, CA	2.0	1.0–2.0	880	$2,760	$3.14	1d	3	1.23mi
2828 W Ball Rd Unit N-36 Anaheim, CA	2.0	2.0	880	$2,795	$3.18	17d	1	1.24mi
2828 W Ball Rd Unit G-11 Anaheim, CA	2.0	2.0	880	$2,850	$3.24	17d	1	1.24mi
2828 W Ball Rd Unit D-10 Anaheim, CA	2.0	2.0	880	$2,805	$3.19	17d	1	1.24mi
2880 W Ball Rd Anaheim, CA	1.0–2.0	1.0	894	$2,850	$3.19	1d	5	1.25mi
10511 Lexington St Unit C Stanton, CA	2.0	1.5	900	$2,300	$2.56	1d	1	1.25mi
2771 W Ball Rd Anaheim, CA	2.0	1.5	900	$2,350	$2.61	1d	1	1.33mi
11466 Pinckney Way Cypress, CA	3.0	2.5	1800	$3,900	$2.17	13d	1	1.35mi
11466 Pinckney Way Cypress, CA	3.0	2.5	1799	$3,900	$2.17	3d	1	1.35mi
2648 W Ball Rd Anaheim, CA	1.0–2.0	1.0–2.0	843	$2,600	$3.08	1d	1	1.36mi
7802 Samura Pl Garden Grove, CA	1.0–2.0	1.0	869	$2,465	$2.84	2d	4	1.37mi
3208 W Ravenswood Dr Anaheim, CA	3.0	2.0	1636	$4,000	$2.44	12d	1	1.37mi
7051 Cerritos Ave Stanton, CA	2.0	1.0	1000	$2,545	$2.54	1d	1	1.40mi
12621 Adelle St Garden Grove, CA	2.0	2.0	900	$2,650	$2.94	19d	1	1.44mi

Listing history 30 events

1. 2026-06-18
   days on market $135,000 Active 6 DOM
2. 2026-06-17
   days on market $135,000 Active 5 DOM
3. 2026-06-16
   days on market $135,000 Active 4 DOM
4. 2026-06-15
   days on market $135,000 Active 3 DOM
5. 2026-06-13
   statusdays on marketlisting id $135,000 Active 1 DOM
6. 2026-05-14
   historical
7. 2026-03-31
   price $135,000
8. 2026-02-13
   price $144,900
9. 2026-01-14
   listed $148,500 Active
10. 2025-12-17
    historical
11. 2025-09-15
    status Active
12. 2025-08-29
    historical Active Under Contract
13. 2025-08-10
    listed $152,000 Active
14. 2025-07-31
    historical
15. 2025-07-13
    price $152,000
16. 2025-06-01
    price $154,900
17. 2025-01-14
    listed $159,999 Active
18. 2024-11-18
    historical
19. 2024-06-15
    price $165,000
20. 2024-06-13
    status Active
21. 2024-06-08
    historical Active Under Contract
22. 2024-05-13
    listed $169,900 Active
23. 2022-08-25
    soldstatus $128,000 Closed Sale
24. 2022-08-19
    status Pending Sale
25. 2022-07-18
    historical Active Under Contract
26. 2022-07-10
    listed $128,000 Active
27. 2022-07-06
    historical $128,000
28. 2020-01-15
    historical
29. 2019-08-08
    price $95,000
30. 2019-07-15
    listed $85,000 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥89°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,550
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$3,004
• − Management: −$3,004
• − Depreciation: −$3,927
• Taxable income: $17,353
• Est. tax owed @ 24.0%: −$4,165
• After-tax cash flow: $14,304/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: Garden Grove Unified
• NCES district ID: 0614880
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 65% ▲ 4.00%
• Median HH income: $60,089
• Composite: 44.89/100
• National rank: #2715
• State rank: #132 of 517 in CA

Livability — Stanton

• Score: 63/100
• State rank: #468
• US rank: #15945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, CA
• County: Orange County · 3,096,323 people
• City population: 31,991
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 31,991
• Household income: $85,592
• Rent vs Own: 51.1% rent · 48.9% own
• Severe rent burden: 1745.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 50% Asian 27% White 17% Two or more races 12% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 42%
• Common ancestry: Italian 1% Iranian 0%
• Foreign-born: 42% · Canada, Vietnam, South Korea
• Languages at home: 35% English-only · Spanish 39% Vietnamese 17% Tagalog/Filipino 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: ▼ -529.54%
• Current HPI: 447.9557
• Rent YoY: ▲ 2.33%
• 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

+58.8% since first listed

25 events — show timeline

• 2026-05-14 Listing Removed — CRMLS
• 2026-03-31 Price Changed $135,000 CRMLS
• 2026-02-13 Price Changed $144,900 CRMLS
• 2026-01-14 Listed $148,500 CRMLS
• 2025-12-17 Listing Removed — CRMLS
• 2025-09-15 Relisted — CRMLS
• 2025-08-29 Contingent — CRMLS
• 2025-08-10 Listed $152,000 CRMLS
• 2025-07-31 Listing Removed — CRMLS
• 2025-07-13 Price Changed $152,000 CRMLS
• 2025-06-01 Price Changed $154,900 CRMLS
• 2025-01-14 Listed $159,999 CRMLS
• 2024-11-18 Listing Removed — CRMLS
• 2024-06-15 Price Changed $165,000 CRMLS
• 2024-06-13 Relisted — CRMLS
• 2024-06-08 Contingent — CRMLS
• 2024-05-13 Listed $169,900 CRMLS
• 2022-08-25 Sold (MLS) $128,000 CRMLS
• 2022-08-19 Pending — CRMLS
• 2022-07-18 Contingent — CRMLS
• 2022-07-10 Listed $128,000 CRMLS
• 2022-07-06 Coming Soon $128,000 CRMLS
• 2020-01-15 Listing Removed — CRMLS
• 2019-08-08 Price Changed $95,000 CRMLS
• 2019-07-15 Listed $85,000 CRMLS

Property tax history

-0.7%/yr

Latest (2025): $113 · +0.4% YoY. Source: county tax records.