2119 Via Puerta Unit N · Laguna Woods, CA 92637

$299,000

2 bd · 1.0 ba · 866 sqft · Condo · 186 Days on market

Built 1969 $909/mo HOA · 32% of rent

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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).

• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Cash flow +4.7/30.0
• 1% rule +4.5/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks

Laguna Woods 55+ Retirement Community is Gem! Remodeled Monterey end-unit condo with no neighbor above and no stairs. Features 2 bed 1 full bath, updated kitchen and bath, covered porch and carport parking in front. Enjoy resort-style living with 5 pools, 7 clubhouses, 2 fitness centers, tennis, equatorial center, gardening opportunities, and 27-hole golf course. Fee village bus service to shopping and conveniently located medical centers. Gated, guard-controlled community-one of the best-kept secretes, minutes from Laguna Beach.

Key facts

• Covered front porch
• Carport parking area
• End unit

Tags

• END UNIT
• GROUND LEVEL ENTRY ACCESS
• COMMUNITY LAUNDRY ROOM
• CARPORT PARKING AREA
• COVERED FRONT PORCH
• FULL INTERIOR REMODEL

Property features AI

Finance

• Other: Community features include golf course, biking, dog park, hiking, foothills, street lighting, sidewalks and park; Community contains 2 units total
• HOA & community: Part of Laguna Woods association; Monthly association fee; Association amenities include grounds maintenance, sewer, security, trash, concierge, utilities, clubhouse, biking and hiking trails, dog park, golf, pool, spa, sport courts (tennis, paddle tennis, pickleball), gym/exercise room, meeting and banquet facilities, on-site property management, playground, barbecue/outdoor cooking areas, storage, and guard services; Senior community

Exterior

• Parking: Total 2 parking spaces; 1-car garage; 1-car carport
• Security: Gated community with attendant and guard; Automatic gate; 24-hour security; Security lights; Card/code access; Smoke and carbon monoxide detectors
• Utilities: Public sewer; District/public water; Standard electric; Natural gas connected; Sewer connected; Electricity connected; Water connected; Telephone in street; Cable available
• Home design: Duplex structure; Condominium (attached); End unit with one common wall and no one above; One story; Has a view; Zero lot line
• Construction: Living area and year-built from public records
• Exterior features: Covered brick enclosed patio; Patio; Community/association above-ground pool

Interior

• Kitchen: Kitchen open to family room; Remodeled kitchen with stone/granite counters; Pots & pan drawers; Electric oven; Convection oven; Electric range / 6-burner stove / built-in range; Range/stove hood; Refrigerator; Dishwasher; Microwave; Water heater (unit and central listed)
• Bedrooms: Primary bedroom on main floor; All bedrooms on main floor
• Flooring: Tile flooring
• Bathrooms: Main floor full bathroom; Remodeled bath with bathtub and shower; Shower in tub; Closet in bathroom; Exhaust fan; Humidity controlled; Granite counters
• Heating & cooling: Electric heating; Wall heater; Gas and electric cooling; Wall/window cooling units
• Interior features: Partially furnished; Balcony; Pantry; Open floor plan; Storage space; Granite counters; One-level living; Entry from carport
• Laundry & utility: Laundry facilities available; Individual laundry room; Community laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $299k.

Deal economics

• At list price, monthly cash flow is $-743 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (35.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (5.5% below list).
• Recommended offer: $192k (35.9% below list) — sets the bar for cash-flow.
• Cap rate 3.3% vs local median 2.4% in Laguna Woods — 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 72/100 on livability (#200 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+; Watch: schools C-, amenities D+, cost of living F.
• Saddleback Valley Unified (suburban): math 51% / reading 73% proficiency, ranked #67 of 517 in CA (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.8%/yr); 191 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $2,826/mo this rent would consume 57% of the median local household income ($59k/yr) (locally 1572% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $20k of equity ($2k loan paydown + $18k appreciation (5.9% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 14y ago; this cycle's ask is 10214% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $215k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,514 (35.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 3.31%
• Cash-on-cash: -10.65%
• DSCR: 0.53
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.88% appreciation · 6.79% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.58×
• Total profit: $48,746
• Equity at exit: $185,773

10-year hold

• IRR: 11.8%
• Equity multiple: 3.49×
• Total profit: $208,647
• Equity at exit: $335,015

Cash invested: $83,720 (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 92637

• Home prices YoY: 3.4%
• Rents YoY: 6.8%
• Active inventory: 191
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,826 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$909
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-743

Break-even live

Break-even rent $3,766

Max offer price $191,514

Occupancy floor —

Sensitivity live

Price	-10% $-536	-5% $-639	+0% $-743	+5% $-846	+10% $-949
Rent	-10% $-966	-5% $-854	+0% $-743	+5% $-631	+10% $-520
Rate	-1.0pp $-592	-0.5pp $-667	base $-743	+0.5pp $-820	+1.0pp $-899

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2238 Via Puerta Unit B Laguna Woods, CA	1.0	1.0	679	$2,350	$3.46	44d	1	0.16mi
2210 Via Mariposa E Unit D Laguna Woods, CA	1.0	1.0	580	$2,000	$3.45	22d	1	0.25mi
2269 Via Puerta Unit N Laguna Woods, CA	2.0	2.0	1057	$2,700	$2.55	19d	1	0.29mi
2293 Via Puerta Unit O Laguna Woods, CA	2.0	2.0	1057	$3,100	$2.93	19d	1	0.31mi
2049 Via Mariposa E Unit H Laguna Woods, CA	2.0	1.0	866	$2,900	$3.35	44d	1	0.33mi
23333 Ridge Route Dr Lake Forest, CA	1.0–2.0	1.0–2.0	892	$3,100	$3.47	3d	9	0.34mi
2324 Via Puerta Laguna Woods, CA	2.0	2.0	1009	$2,800	$2.78	44d	1	0.46mi
2014 Via Mariposa W Unit A Laguna Woods, CA	2.0	2.0	1040	$2,850	$2.74	44d	1	0.59mi
24299 Paseo De Valencia Laguna Woods, CA	2.0	2.0	1347	$3,770	$2.80	22d	7	0.62mi
8 Via Castilla Unit S Laguna Woods, CA	2.0	2.0	1000	$3,000	$3.00	44d	1	0.65mi
8 Via Castilla Unit N Laguna Woods, CA	2.0	2.0	1040	$3,250	$3.12	25d	1	0.65mi
8 Via Castilla Laguna Woods, CA	2.0	2.0	1000	$3,250	$3.25	44d	1	0.65mi
8 Via Castilla Unit T Laguna Woods, CA	2.0	2.0	1040	$2,650	$2.55	5d	1	0.65mi
29 Calle Aragon Unit Q Laguna Woods, CA	2.0	2.0	1040	$3,100	$2.98	44d	1	0.71mi
21 Avenida Castilla Unit D Laguna Woods, CA	2.0	2.0	940	$3,200	$3.40	19d	1	0.73mi
254 Calle Aragon Unit D Laguna Woods, CA	2.0	2.0	1009	$3,000	$2.97	18d	1	0.73mi
956 Calle Aragon Unit C Laguna Woods, CA	1.0	1.0	675	$2,700	$4.00	44d	1	0.77mi
53 Calle Aragon Unit O Laguna Woods, CA	1.0	1.0	770	$2,200	$2.86	13d	1	0.80mi
281 Avenida Carmel Unit 0Q Laguna Woods, CA	1.0	1.0	770	$2,300	$2.99	44d	1	0.82mi
59 Calle Cadiz Unit B Laguna Woods, CA	2.0	2.0	1070	$3,500	$3.27	44d	1	0.83mi
46 Calle Aragon Unit R Laguna Woods, CA	2.0	2.0	1040	$2,800	$2.69	19d	1	0.84mi
24251 Muirlands Blvd Lake Forest, CA	1.0	1.0	630	$1,000	$1.59	44d	1	0.86mi
74 Calle Aragon Unit A Laguna Woods, CA	2.0	1.0	950	$2,700	$2.84	25d	1	0.86mi
57 Calle Cadiz Unit N Laguna Woods, CA	2.0	2.0	1040	$2,900	$2.79	3d	1	0.89mi
57 Calle Cadiz Laguna Woods, CA	2.0	2.0	1040	$2,800	$2.69	44d	1	0.89mi
24241 Swiftriver Ct Lake Forest, CA	1.0	1.5	905	$2,850	$3.15	44d	1	0.91mi
24246 Swiftriver Ct Lake Forest, CA	1.0	1.5	905	$2,750	$3.04	25d	1	0.91mi
132 Avenida Majorca Unit B Laguna Woods, CA	2.0	1.0	995	$2,400	$2.41	6d	1	0.94mi
479 Calle Cadiz Unit B Laguna Woods, CA	2.0	2.0	1050	$3,300	$3.14	18d	1	0.99mi
24391 Avenida de la Carlota Laguna Hills, CA	1.0–2.0	1.0–2.0	957	$3,965	$4.14	2d	18	1.00mi
22700 Lake Forest Dr Lake Forest, CA	1.0–3.0	1.0–2.0	1008	$3,248	$3.22	5d	1	1.00mi
477 Calle Cadiz Unit A Laguna Woods, CA	1.0	1.0	770	$2,500	$3.25	25d	1	1.02mi
92 Calle Aragon Unit R Laguna Woods, CA	2.0	2.0	1009	$2,650	$2.63	19d	1	1.05mi
107 Via Estrada Laguna Woods, CA	2.0	2.0	1040	$2,700	$2.60	25d	1	1.10mi
24555 Los Alisos Blvd Laguna Hills, CA	1.0	1.0	739	$2,515	$3.40	7d	1	1.10mi
24555 Los Alisos Blvd Laguna Hills, CA	2.0	2.0	1014	$3,250	$3.21	16d	1	1.10mi
24555 Los Alisos Blvd Laguna Hills, CA	2.0	2.0	1007	$3,356	$3.33	44d	1	1.10mi
224 Avenida Majorca Unit B Laguna Woods, CA	2.0	2.0	1009	$2,600	$2.58	44d	1	1.10mi
494 Calle Cadiz Laguna Woods, CA	2.0	2.0	1000	$3,900	$3.90	44d	1	1.13mi
170 Avenida Majorca Unit D Laguna Woods, CA	2.0	1.0	1000	$2,500	$2.50	25d	1	1.16mi

HOA detail condo

• Monthly dues: $909 · $10,908/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-09
   days on market $299,000 Active 186 DOM
2. 2026-06-08
   days on market $299,000 Active 185 DOM
3. 2026-06-07
   remarks 535-char remark
4. 2026-06-07
   listed $299,000 Active 184 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 5 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,912
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,713
• − Management: −$2,713
• − HOA: −$10,908
• − Depreciation: −$8,698
• Taxable loss: −$13,849
• Est. tax savings @ 24.0%: +$3,324
• After-tax cash flow: $-5,590/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: Saddleback Valley Unified
• NCES district ID: 0633860
• Math proficiency: 51% ▼ -2.00%
• Reading proficiency: 73% ▲ 9.00%
• Median HH income: $85,577
• Composite: 56.05/100
• National rank: #1185
• State rank: #67 of 517 in CA

Livability — Laguna Woods

• Score: 72/100
• State rank: #200
• US rank: #6421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laguna Woods, CA
• County: Orange County · 3,096,323 people
• City population: 17,289
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 17,289
• Household income: $59,269
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 1572.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 24% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Romanian 4% Scotch-Irish 4% Lithuanian 3%
• Foreign-born: 31% · China, South Korea, Canada
• Languages at home: 72% English-only · Chinese 8% Korean 7% Other Indo-European 3%

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: ▲ 5.88%
• Current HPI: 180.1191
• Rent YoY: ▲ 6.79%
• 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

+214.7% since first listed

35 events — show timeline

• 2026-06-06 Relisted — CRMLS
• 2026-05-11 Price Changed $299,000 CRMLS
• 2026-03-26 Price Changed $2,600 REDFIN
• 2026-02-04 Price Changed $308,000 FRESNOMLS
• 2026-02-04 Price Changed $308,000 CRMLS
• 2026-01-08 Price Changed $2,800 REDFIN
• 2025-12-04 Listed for Rent $2,899 REDFIN
• 2025-11-30 Price Changed $315,000 CRMLS
• 2025-10-31 Price Changed $315,000 FRESNOMLS
• 2025-09-08 Price Changed $325,000 CRMLS
• 2025-09-08 Listed $325,000 FRESNOMLS
• 2025-09-08 Listed $315,000 CRMLS
• 2024-09-24 Price Changed $320,000 CRMLS
• 2024-08-15 Price Changed $330,000 CRMLS
• 2024-08-12 Price Changed $333,000 CRMLS
• 2024-08-12 Price Changed $330,000 CRMLS
• 2024-07-26 Relisted — CRMLS
• 2024-05-06 Listed $338,000 CRMLS
• 2021-04-03 Listing Removed — CRMLS
• 2021-03-09 Listed $244,900 CRMLS
• 2018-04-27 Sold (MLS) $215,000 CRMLS
• 2018-03-06 Pending — CRMLS
• 2018-02-15 Price Changed $219,900 CRMLS
• 2018-01-30 Relisted — CRMLS
• 2018-01-30 Price Changed $229,900 CRMLS
• 2018-01-02 Delisted — CRMLS
• 2017-12-12 Listed $239,900 CRMLS
• 2017-05-20 Delisted — CRMLS
• 2017-05-03 Listed $215,000 CRMLS
• 2012-12-15 Sold (MLS) $85,000 CRMLS
• 2012-09-20 Pending — CRMLS
• 2012-08-16 Price Changed $89,900 CRMLS
• 2012-08-03 Relisted — CRMLS
• 2012-07-24 Pending — CRMLS
• 2012-04-11 Listed $95,000 CRMLS