34 Pine Via · Fullerton, CA 92801

$169,000

2 bd · 2.0 ba · 1,620 sqft · Manufactured · 150 Days on market

Built 1968 Est $232k · 27% under ↓ 12% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2-Bedroom Mobile Home – Prime Location! Don’t miss this amazing opportunity to own a beautifully maintained mobile home. Dual A/C helps save on utility costs. All appliances will stay! Washer, Dryer and refrigerator. As an added bonus this home has parking for up to 4 cars, located in a welcoming family and pet-friendly community near the Fullerton/Anaheim border. One of the features of this property is the abundance of mature fruit trees! too many to list! You'll enjoy the privacy and beauty they offer year-round. Minutes from Disneyland, Honda Center, Angel Stadium, and top shopping & dining. Quick access to 57 & 91 freeways makes commuting a breeze. This

Key facts

• Dual a/c
• Mature fruit trees
• Parking for 4 cars

Tags

• PRIME LOCATION
• DUAL A/C
• PARKING FOR 4 CARS
• MATURE FRUIT TREES
• QUICK ACCESS TO FREEWAYS

Property features AI

Finance

• Other: Living area reported as estimated; Mobile dimensions approximately 30' x 54'
• Financial info: Monthly land lease: $2,297
• HOA & community: Located in Rancho La Paz community; Suburban neighborhood; Park manager approval required; Breed restrictions for pets; Land lease (park) monthly

Exterior

• Parking: Attached carport with 3 spaces
• Security: 24 hour security
• Utilities: Natural gas connected; Electricity connected (Standard); Water connected (District/Public); Public sewer; Cable available
• Home design: Manufactured/mobile home (Cornell model); Turnkey condition; Single-story; Entry facing front
• Construction: Steel siding; Shingle roof; Mobile home remains on site; Estimated year built
• Exterior features: Front and rear porches; Community pool; Partial fencing

Interior

• Kitchen: Granite counters; Refrigerator; Gas range; Pantry
• Bedrooms: All bedrooms on ground level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Shower in tub
• Heating & cooling: Central furnace heating; Central air conditioning; Dual cooling
• Interior features: Pantry; Recessed lighting; Granite counters; Blinds; 24 hour security; Community spa; One-level home; Front entry
• Laundry & utility: Washer included; Dryer included; Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $169k.

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 $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 2.0% in Fullerton — 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 67/100 on livability (#328 in CA) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: schools C-, health & safety D, crime D-.
• 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 fast (+5.1%/yr); 72 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• At $3,385/mo this rent would consume 49% of the median local household income ($84k/yr) (locally 3604% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 5.1% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 2.00% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.19%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $231,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 MAGNOLIA Via	0.07mi	2/2.0	1,560 (-4%)	7mo	$151,500	$97	85
2 Pine Via	0.05mi	2/2.0	1,500 (-7%)	12mo	$159,900	$107	76
49 Pine Via	0.09mi	3/2.0 (+1)	1,530 (-6%)	8mo	$250,000	$163	75
7 PINE Via	0.07mi	3/2.0 (+1)	1,440 (-11%)	2mo	$261,500	$182	72
39 Spruce Via	0.27mi	3/2.0 (+1)	1,512 (-7%)	0mo	$145,000	$96	71
16 Magnolia	0.07mi	3/2.0 (+1)	1,820 (+12%)	1mo	$235,000	$129	71
26 MAGNOLIA Via	0.06mi	3/2.0 (+1)	1,440 (-11%)	4mo	$205,500	$143	71
14 Palm Via	0.15mi	2/2.0	1,440 (-11%)	5mo	$60,000	$42	70
21 Walnut Via	0.29mi	3/2.0 (+1)	1,554 (-4%)	7mo	$249,000	$160	69
16 Palm Via	0.14mi	2/2.0	1,400 (-14%)	5mo	$124,900	$89	67
501 E Orangethorpe Ave #31	0.27mi	3/2.0 (+1)	1,440 (-11%)	1mo	$250,000	$174	63
8 Spruce	0.27mi	3/2.0 (+1)	1,500 (-7%)	12mo	$225,000	$150	60

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 · 5.13% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 2.61×
• Total profit: $75,981
• Equity at exit: $25,198

10-year hold

• IRR: 44.4%
• Equity multiple: 5.68×
• Total profit: $221,619
• Equity at exit: $14,612

Cash invested: $47,320 (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 92801

• Rents YoY: 5.1%
• Active inventory: 72
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $3,385 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$711
• Net cashflow: $1,506

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,623	-5% $1,564	+0% $1,506	+5% $1,447	+10% $1,389
Rent	-10% $1,238	-5% $1,372	+0% $1,506	+5% $1,640	+10% $1,773
Rate	-1.0pp $1,591	-0.5pp $1,549	base $1,506	+0.5pp $1,462	+1.0pp $1,418

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 N Princeton Ave Fullerton, CA	3.0	2.0	1119	$3,500	$3.13	25d	1	0.51mi
325 E Amerige Ave Unit A Fullerton, CA	3.0	2.0	1325	$3,500	$2.64	5d	1	0.62mi
325 E Amerige Ave Fullerton, CA	3.0	2.0	1325	$3,500	$2.64	2d	1	0.62mi
229 E Commonwealth Ave Fullerton, CA	3.0	1.0–3.0	1126	$3,676	$3.26	2d	8	0.64mi
251 Orangefair Ave Fullerton, CA	2.0	1.0–2.0	966	$3,916	$4.05	2d	27	0.65mi
1134 E Whiting Ave Fullerton, CA	2.0	1.5	1157	$3,500	$3.03	8d	1	0.70mi
125 W Valencia Dr Unit A Fullerton, CA	3.0	1.0	1100	$3,500	$3.18	2d	1	0.74mi
130 E Chapman Ave Fullerton, CA	1.0–2.0	1.0–2.0	910	$2,644	$2.91	2d	4	0.85mi
141 W Wilshire Ave Fullerton, CA	1.0–2.0	1.0–2.5	910	$3,187	$3.50	2d	6	0.95mi
331 W Whiting Ave Fullerton, CA	3.0	1.0	1490	$2,350	$1.58	11d	1	1.18mi
155 W La Palma Ave #4 Anaheim, CA	3.0	2.5	1673	$4,300	$2.57	2d	1	1.18mi
1096 N Ivory Palm Ln Anaheim, CA	3.0	2.5	1406	$4,200	$2.99	2d	1	1.19mi
1424 Riverside Dr Unit NA Fullerton, CA	3.0	2.0	1578	$4,500	$2.85	11d	1	1.21mi
527 W Victor Ave Anaheim, CA	3.0	3.0	1420	$13,200	$9.30	2d	1	1.22mi
1112 Riedel Ave Fullerton, CA	3.0	2.0	1424	$4,450	$3.12	2d	1	1.29mi
853 N Zeyn St Anaheim, CA	2.0	1.0	1862	$3,500	$1.88	2d	1	1.30mi
600 W Commonwealth Ave Fullerton, CA	3.0	1.0–2.0	1002	$3,850	$3.84	2d	18	1.36mi
1024 W Romneya Dr Anaheim, CA	2.0–3.0	2.0	1241	$2,995	$2.41	2d	10	1.41mi

Listing history 19 events

1. 2026-06-18
   days on market $169,000 Active 150 DOM
2. 2026-06-17
   days on market $169,000 Active 149 DOM
3. 2026-06-16
   days on market $169,000 Active 148 DOM
4. 2026-06-15
   days on market $169,000 Active 147 DOM
5. 2026-06-13
   days on market $169,000 Active 145 DOM
6. 2026-06-13
   days on market $169,000 Active 144 DOM
7. 2026-06-09
   days on market $169,000 Active 141 DOM
8. 2026-06-08
   days on market $169,000 Active 140 DOM
9. 2026-06-07
   pricedays on market $169,000 Active 139 DOM
10. 2026-06-04
    days on market $176,000 Active 136 DOM
11. 2026-06-03
    days on market $176,000 Active 135 DOM
12. 2026-06-02
    days on market $176,000 Active 134 DOM
13. 2026-06-01
    days on market $176,000 Active 133 DOM
14. 2026-05-31
    days on market $176,000 Active 132 DOM
15. 2026-05-04
    price $176,000
16. 2026-03-11
    price $179,000
17. 2026-02-18
    price $179,900
18. 2026-01-21
    price $195,000
19. 2026-01-19
    listed $199,000 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 3/10 Moderate FEMA zone X (shaded) · 18% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥93°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: $40,614
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$3,249
• − Management: −$3,249
• − Depreciation: −$4,916
• Taxable income: $16,353
• Est. tax owed @ 24.0%: −$3,925
• After-tax cash flow: $14,145/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: 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 — Fullerton

• Score: 67/100
• State rank: #328
• US rank: #11149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fullerton, CA
• County: Orange County · 3,096,323 people
• City population: 140,763
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 60,547
• Household income: $83,725
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 3604.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 59% Two or more races 19% Asian 19% White 16% Black 4%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Russian 1% Lithuanian 1%
• Foreign-born: 41% · Canada, Vietnam, South Korea
• Languages at home: 30% English-only · Spanish 48% Tagalog/Filipino 5% Vietnamese 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: ▼ -723.92%
• Current HPI: 446.9118
• Rent YoY: ▲ 5.13%
• 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

-11.6% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $176,000 CRMLS
• 2026-03-11 Price Changed $179,000 CRMLS
• 2026-02-18 Price Changed $179,900 CRMLS
• 2026-01-21 Price Changed $195,000 CRMLS
• 2026-01-19 Listed $199,000 CRMLS