766 Calle Aragon Unit B · Laguna Woods, CA 92637

$299,999

2 bd · 2.0 ba · 1,040 sqft · Condo · 18 Days on market

Built 1964 $900/mo HOA · 29% 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
• Cash flow +6.3/30.0
• Schools +5.6/10.0
• 1% rule +5.3/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0

Listing remarks MLS

Ground floor upgraded Majorca. Near new carpets, ne laminate floors in living room and into enclosed pation. Floor in patio was raised to level of living room. Tile floor in kitchen. Near new kit appliances, fresh paint. Near gate one just a few steps for buss stop, clubhouse one and aquatic center and boche courts!

Key facts

• Close to clubhouses
• Single-level living
• $900 HOA

Tags

• SINGLE-LEVEL LIVING
• CLOSE TO CLUBHOUSES
• CLOSE TO GOLF COURSES
• CLOSE TO SWIMMING POOLS
• CLOSE TO FITNESS CENTERS
• CLOSE TO PICKLEBALL COURTS

Property features AI

Finance

• Other: Property is not an ADU
• HOA & community: Part of Laguna Woods association; Association fee approximately $900 monthly; Senior community; Community of about 1,000 units

Exterior

• Parking: Assigned parking
• Utilities: Public sewer; District/public water
• Home design: Attached property; Single-story; Stock cooperative ownership; Located in Leisure World (LW) subdivision
• Construction: Year built per assessor; 2+ common walls (shared walls)
• Exterior features: House structure; Community pool; Association amenities include pickleball, pool, spa, and picnic area; Street lighting and sidewalks in the community

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Wall heater; Wall/window cooling
• Interior features: One-level home; Entry on main level; All bedrooms on ground floor; Community association spa
• Laundry & utility: Community laundry facilities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-536 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (25.9% below list).
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $222k (25.9% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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: amenities D+, cost of living F, health & safety 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.
• Zoned schools: San Joaquin Elementary (247 students, 76% FRL); La Paz Intermediate (706 students, 38% FRL); Laguna Hills High (math 39% / reading 72%, grade C, #246 of 1,170 statewide, top 21%, 1,434 students, 53% FRL) — zoned schools average 56% FRL vs 22% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.8%/yr); 190 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $3,084/mo this rent would consume 62% 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.
• Current owner paid $140k; list at $300k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $222,370 (25.9% 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. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 4.15%
• Cash-on-cash: -7.66%
• DSCR: 0.66
• GRM: 8.1

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: 10.9%
• Equity multiple: 1.75×
• Total profit: $63,191
• Equity at exit: $186,393

10-year hold

• IRR: 13.8%
• Equity multiple: 3.90×
• Total profit: $243,266
• Equity at exit: $336,134

Cash invested: $84,000 (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: 190
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,084 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$900
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $-536

Break-even live

Break-even rent $3,764

Max offer price $222,370

Occupancy floor —

Sensitivity live

Price	-10% $-329	-5% $-433	+0% $-536	+5% $-640	+10% $-744
Rent	-10% $-780	-5% $-658	+0% $-536	+5% $-415	+10% $-293
Rate	-1.0pp $-385	-0.5pp $-460	base $-536	+0.5pp $-614	+1.0pp $-693

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2022 Via Mariposa E Unit D Laguna Woods, CA	2.0	2.0	1305	$4,000	$3.07	45d	1	0.12mi
2022 Via Mariposa E Unit B Laguna Woods, CA	2.0	2.0	1325	$3,200	$2.42	20d	1	0.14mi
8 Via Castilla Unit S Laguna Woods, CA	2.0	2.0	1000	$3,000	$3.00	45d	1	0.14mi
8 Via Castilla Unit T Laguna Woods, CA	2.0	2.0	1040	$2,650	$2.55	7d	1	0.14mi
8 Via Castilla Laguna Woods, CA	2.0	2.0	1000	$3,250	$3.25	45d	1	0.14mi
8 Via Castilla Unit N Laguna Woods, CA	2.0	2.0	1040	$3,250	$3.12	26d	1	0.14mi
2037 Via Mariposa E Laguna Woods, CA	2.0	2.0	1325	$3,300	$2.49	45d	1	0.17mi
263 Calle Aragon Unit A Laguna Woods, CA	2.0	2.0	1275	$3,800	$2.98	19d	1	0.17mi
24299 Paseo De Valencia Laguna Woods, CA	2.0	2.0	1347	$3,770	$2.80	24d	7	0.20mi
2049 Via Mariposa E Unit H Laguna Woods, CA	2.0	1.0	866	$2,900	$3.35	45d	1	0.20mi
21 Avenida Castilla Unit D Laguna Woods, CA	2.0	2.0	940	$3,200	$3.40	20d	1	0.22mi
969 Calle Aragon Unit 1B Laguna Woods, CA	2.0	2.0	1195	$2,900	$2.43	26d	1	0.24mi
29 Calle Aragon Unit Q Laguna Woods, CA	2.0	2.0	1040	$3,100	$2.98	45d	1	0.24mi
2014 Via Mariposa W Unit A Laguna Woods, CA	2.0	2.0	1040	$2,850	$2.74	45d	1	0.29mi
254 Calle Aragon Unit D Laguna Woods, CA	2.0	2.0	1009	$3,000	$2.97	19d	1	0.31mi
281 Avenida Carmel Unit 0Q Laguna Woods, CA	1.0	1.0	770	$2,300	$2.99	45d	1	0.33mi
53 Calle Aragon Unit O Laguna Woods, CA	1.0	1.0	770	$2,200	$2.86	14d	1	0.34mi
59 Calle Cadiz Unit B Laguna Woods, CA	2.0	2.0	1070	$3,500	$3.27	45d	1	0.35mi
46 Calle Aragon Unit R Laguna Woods, CA	2.0	2.0	1040	$2,800	$2.69	20d	1	0.40mi
57 Calle Cadiz Unit N Laguna Woods, CA	2.0	2.0	1040	$2,900	$2.79	4d	1	0.41mi
57 Calle Cadiz Laguna Woods, CA	2.0	2.0	1040	$2,800	$2.69	45d	1	0.41mi
2324 Via Puerta Laguna Woods, CA	2.0	2.0	1009	$2,800	$2.78	45d	1	0.43mi
2269 Via Puerta Unit N Laguna Woods, CA	2.0	2.0	1057	$2,700	$2.55	20d	1	0.45mi
74 Calle Aragon Unit A Laguna Woods, CA	2.0	1.0	950	$2,700	$2.84	26d	1	0.46mi
2293 Via Puerta Unit O Laguna Woods, CA	2.0	2.0	1057	$3,100	$2.93	20d	1	0.47mi
479 Calle Cadiz Unit B Laguna Woods, CA	2.0	2.0	1050	$3,300	$3.14	0d	1	0.51mi
479 Calle Cadiz Unit B Laguna Woods, CA	2.0	2.0	1050	$3,300	$3.14	19d	1	0.51mi
477 Calle Cadiz Unit A Laguna Woods, CA	1.0	1.0	770	$2,500	$3.25	26d	1	0.54mi
2369 Via Mariposa E Unit 1B Laguna Woods, CA	2.0	2.0	1340	$2,950	$2.20	45d	1	0.56mi
92 Calle Aragon Unit R Laguna Woods, CA	2.0	2.0	1009	$2,650	$2.63	20d	1	0.59mi
23491 Via San Miguel Aliso Viejo, CA	3.0	2.0	1240	$3,850	$3.10	14d	1	0.60mi
480 Calle Cadiz Unit B Laguna Woods, CA	2.0	2.0	1324	$3,100	$2.34	45d	1	0.62mi
494 Calle Cadiz Laguna Woods, CA	2.0	2.0	1000	$3,900	$3.90	45d	1	0.64mi
132 Avenida Majorca Unit B Laguna Woods, CA	2.0	1.0	995	$2,400	$2.41	8d	1	0.66mi
23491 Los Adornos Aliso Viejo, CA	3.0	2.0	1250	$3,600	$2.88	45d	1	0.67mi
205 Avenida Majorca Unit A Laguna Woods, CA	2.0	2.0	1278	$3,600	$2.82	45d	1	0.71mi
107 Via Estrada Laguna Woods, CA	2.0	2.0	1040	$2,700	$2.60	26d	1	0.72mi
24762 Via San Marco Aliso Viejo, CA	3.0	2.0	1240	$4,500	$3.63	0d	1	0.73mi
224 Avenida Majorca Unit B Laguna Woods, CA	2.0	2.0	1009	$2,600	$2.58	45d	1	0.75mi
221 Avenida Majorca Unit D Laguna Woods, CA	2.0	2.0	1438	$3,200	$2.23	26d	1	0.79mi

HOA detail condo

• Monthly dues: $900 · $10,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-21
   days on market $299,999 Active 18 DOM
2. 2026-06-18
   days on market $299,999 Active 15 DOM
3. 2026-06-17
   days on market $299,999 Active 14 DOM
4. 2026-06-16
   days on market $299,999 Active 13 DOM
5. 2026-06-15
   days on market $299,999 Active 12 DOM
6. 2026-06-13
   days on market $299,999 Active 10 DOM
7. 2026-06-13
   days on market $299,999 Active 9 DOM
8. 2026-06-09
   days on market $299,999 Active 6 DOM
9. 2026-06-08
   days on market $299,999 Active 5 DOM
10. 2026-06-07
    days on market $299,999 Active 4 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $299,999 Active 1 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 4 d/yr ≥91°F today · 13 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: $37,014
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,961
• − Management: −$2,961
• − HOA: −$10,800
• − Depreciation: −$8,727
• Taxable loss: −$11,240
• Est. tax savings @ 24.0%: +$2,698
• After-tax cash flow: $-3,740/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

+66.8% since first listed

10 events — show timeline

• 2026-06-03 Listed $299,999 CRMLS
• 2009-10-30 Price Changed $192,876 CRMLS
• 2007-10-30 Listing Removed — CRMLS
• 2007-10-26 Sold (MLS) $140,000 CRMLS
• 2007-09-20 Price Changed $168,500 CRMLS
• 2007-09-04 Price Changed $169,951 CRMLS
• 2007-06-22 Price Changed $169,950 CRMLS
• 2007-06-14 Listed $169,900 CRMLS
• 2007-05-19 Listing Removed — CRMLS
• 2007-03-30 Listed $179,900 CRMLS