30802 Coast Unit C6 · Laguna Beach, CA 92651

$445,000

2 bd · 2.0 ba · 882 sqft · Manufactured · 109 Days on market

Built 2003 $505/sqft · 20% above area Est $370k · 20% 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 +28.5/30.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• 1% rule +7.9/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this stunning coastal property in Laguna beach. Offering breathtaking ocean views and prime location along the iconic West Coast Highway. This is a land lease community. Own your own home and lease the land. Walk across the street to the beach and Montage Resort and many restaurants and grocery stores. This home has the most incredible sunset views 365 days a year. Beautiful 2 bed 2 bath home at the end of the street with only one neighbor featuring magnificent ocean views from the living room, kitchen and bedroom, with a large wrap around deck. This quaint cottage feels like a single family home, open great room, living and kitchen. Cathedral ceilings, and three sets of sliding doors leading to sunset and viewing decks. Lots of natural light, beautiful ravine on one side, skylights throughout the house. Kitchen upgraded, gas stove top, Bosch dishwasher. Custom glass entry door, vinyl windows, Trex deck with warranty. No property tax or hoa all included in land lease of $5350 a month, lease transfers at 30 years and they have an annual increase of 3% or cpi whichever is greater. Community pool and spa and clubhouse recently upgraded. Easy access to town with a trolley at the base of the hill to take you into Laguna Beach downtown, art galleries, shopping, views of coastal cliffs and sunsets to take your breath away. Step onto your deck for coffee and watch the waves roll in or wine and cheese at sunset. Perfect indoor outdoor space for all your entertaining Brand newly remodeled quaint hotel right next door for overflow family.

Key facts

• Bosch dishwasher
• Coastal property
• Upgraded kitchen

Tags

• COASTAL PROPERTY
• PRIME LOCATION
• WRAP AROUND DECK
• UPGRADED KITCHEN
• GAS STOVE TOP
• BOSCH DISHWASHER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $445k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $445k).
• Recommended offer: $405k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 0.7% in Laguna Beach — 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 68/100 on livability (#276 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, crime A; Watch: commute D+, amenities F, cost of living F.
• Laguna Beach Unified (suburban): math 25% / reading 25% proficiency, ranked #343 of 517 in CA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.2%/yr); 221 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($3k loan paydown + $28k appreciation (6.2% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.2% appreciation + 0.0% rent growth), your $125k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($405k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 18y 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 $365k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $404,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.29% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.96%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $370,151
• List price: $445,000
• Delta: 20.22%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30802 Coast Highway #A7	0.00mi	2/1.5	880 (-0%)	13mo	$290,000	$330	87
30802 Coast Hwy Unit C2	0.00mi	2/2.0	910 (+3%)	10mo	$450,000	$495	86
30802 Coast Hwy Unit F14	0.00mi	2/2.0	920 (+4%)	12mo	$375,900	$409	83
30802 Coast Unit K12	0.00mi	2/1.0	832 (-6%)	13mo	$95,000	$114	76
30802 Coast Unit M8	0.00mi	2/1.0	784 (-11%)	10mo	$150,000	$191	69
30802 Coast Hwy Unit D3	0.00mi	1/2.0 (-1)	968 (+10%)	20mo	$355,000	$367	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.19% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.65×
• Total profit: $204,987
• Equity at exit: $285,138

10-year hold

• IRR: 22.3%
• Equity multiple: 5.04×
• Total profit: $502,824
• Equity at exit: $521,802

Cash invested: $124,600 (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 92651

• Home prices YoY: 1.6%
• Rents YoY: -0.2%
• Active inventory: 221
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $5,728 high
• Mortgage (P&I): −$2,334
• Tax est. 1.5%: −$556 /mo · $6,675/yr
• Insurance: −$185
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,203
• Net cashflow: $1,383

Break-even live

Break-even rent $3,977

Max offer price $445,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,691	-5% $1,537	+0% $1,383	+5% $1,229	+10% $1,076
Rent	-10% $931	-5% $1,157	+0% $1,383	+5% $1,609	+10% $1,836
Rate	-1.0pp $1,607	-0.5pp $1,496	base $1,383	+0.5pp $1,268	+1.0pp $1,151

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2859 Wards Ter Laguna Beach, CA	2.0	2.0	1100	$8,000	$7.27	44d	1	0.40mi
2857 Wards Ter Laguna Beach, CA	2.0	2.0	1100	$8,000	$7.27	44d	1	0.40mi
200 Alta Vista Way Unit B Laguna Beach, CA	1.0	1.5	850	$4,500	$5.29	44d	1	0.43mi
21702 Ocean Vista Dr Unit B Laguna Beach, CA	2.0	1.0	1000	$7,500	$7.50	25d	1	0.44mi
21722 Ocean Vista Dr Unit D Laguna Beach, CA	2.0	1.0	1000	$5,200	$5.20	8d	1	0.46mi
2626 Solana Way Laguna Beach, CA	2.0	1.0	870	$4,950	$5.69	44d	1	0.51mi
565 Fern St Unit B Laguna Beach, CA	2.0	1.0	650	$6,500	$10.00	19d	1	0.69mi
222 Arch St Unit 3 Laguna Beach, CA	2.0	2.0	1050	$4,500	$4.29	19d	1	0.69mi
31191 Monterey St Laguna Beach, CA	2.0	1.5	1100	$8,500	$7.73	44d	1	0.78mi
240 Moss St #15 Laguna Beach, CA	1.0	1.0	777	$5,500	$7.08	44d	1	0.82mi
2173 Crestview Dr Laguna Beach, CA	1.0	1.0	800	$4,500	$5.62	44d	1	0.82mi
2175 S Coast Hwy Laguna Beach, CA	1.0	1.5	625	$3,998	$6.40	25d	2	0.83mi
2037 S Coast Hwy Unit 11 Laguna Beach, CA	2.0	1.0	853	$4,600	$5.39	25d	1	0.90mi
2037 S Coast Hwy Unit 12 Laguna Beach, CA	2.0	1.0	853	$4,650	$5.45	19d	1	0.90mi
2007 S Coast Hwy Unit Unite Laguna Beach, CA	1.0	1.0	877	$4,000	$4.56	44d	1	0.93mi
1360 Baja St Laguna Beach, CA	1.0	1.0	900	$3,100	$3.44	44d	1	1.02mi
31423 COAST Hwy Laguna Beach, OS	2.0	2.0	1100	$7,000	$6.36	44d	1	1.04mi
1821 Glenneyre St Laguna Beach, CA	1.0	1.0	800	$3,500	$4.38	25d	1	1.04mi
1641 Catalina Laguna Beach, CA	2.0	1.0	680	$4,400	$6.47	8d	1	1.15mi
31494 West St Laguna Beach, CA	2.0	1.0	1100	$3,650	$3.32	19d	1	1.17mi
31494 West St Unit B Laguna Beach, CA	2.0	1.0	1120	$3,650	$3.26	25d	1	1.17mi
31531 Bluff Dr Unit Back Laguna Beach, CA	1.0	1.0	650	$3,695	$5.68	25d	1	1.22mi
1504 Carmelita St Laguna Beach, CA	2.0	1.0	800	$5,347	$6.68	44d	1	1.25mi
477 Mountain Rd Laguna Beach, CA	2.0	1.5	900	$5,200	$5.78	19d	1	1.33mi
31641 2nd Ave Laguna Beach, CA	2.0	1.0	1000	$6,000	$6.00	44d	1	1.34mi
31672 Sea Bluff Ln Laguna Beach, CA	1.0	1.0	800	$4,995	$6.24	44d	1	1.37mi
31671 Seacove Dr Unit A Laguna Beach, CA	1.0	1.0	940	$4,495	$4.78	44d	1	1.38mi
31671 Seacove Dr Unit A Laguna Beach, CA	1.0	1.0	940	$4,495	$4.78	25d	1	1.38mi
31656 Wildwood Rd Laguna Beach, CA	2.0	1.0	890	$11,000	$12.36	44d	1	1.38mi
31695 Seacliff Dr Laguna Beach, CA	2.0	2.0	1000	$9,000	$9.00	44d	1	1.40mi
1313 S Coast Hwy Laguna Beach, CA	2.0	2.0	1000	$5,000	$5.00	25d	1	1.42mi
1278 Glenneyre St Unit D Laguna Beach, CA	1.0	1.0	950	$9,000	$9.47	21d	1	1.43mi
1315 Dunning Dr Unit B Laguna Beach, CA	1.0	1.0	700	$4,500	$6.43	19d	1	1.45mi
31755 Coast Hwy Laguna Beach, CA	2.0	2.0	1163	$11,750	$10.10	6d	3	1.46mi
426 Brooks St Laguna Beach, CA	2.0	1.0	560	$4,695	$8.38	3d	1	1.47mi
31706 Scenic Dr Laguna Beach, CA	2.0	1.5	1000	$6,500	$6.50	8d	1	1.47mi
31755 California 1 Unit 403 Laguna Beach, CA	2.0	2.0	1056	$9,500	$9.00	44d	1	1.48mi

Listing history 46 events

1. 2026-06-18
   days on market $445,000 Active 109 DOM
2. 2026-06-17
   days on market $445,000 Active 108 DOM
3. 2026-06-16
   days on market $445,000 Active 107 DOM
4. 2026-06-15
   days on market $445,000 Active 106 DOM
5. 2026-06-13
   days on market $445,000 Active 104 DOM
6. 2026-06-13
   pricedays on market $445,000 Active 103 DOM
7. 2026-06-09
   days on market $465,000 Active 100 DOM
8. 2026-06-08
   days on market $465,000 Active 99 DOM
9. 2026-06-07
   days on market $465,000 Active 98 DOM
10. 2026-06-04
    days on market $465,000 Active 95 DOM
11. 2026-06-03
    days on market $465,000 Active 94 DOM
12. 2026-06-02
    days on market $465,000 Active 93 DOM
13. 2026-06-01
    days on market $465,000 Active 92 DOM
14. 2026-05-31
    days on market $465,000 Active 91 DOM
15. 2026-03-01
    listed $465,000 Active 1564-char remark

    Show marketing remark (1564 chars)

    Welcome to this stunning coastal property in Laguna beach. Offering breathtaking ocean views and prime location along the iconic West Coast Highway. This is a land lease community. Own your own home and lease the land. Walk across the street to the beach and Montage Resort and many restaurants and grocery stores. This home has the most incredible sunset views 365 days a year. Beautiful 2 bed 2 bath home at the end of the street with only one neighbor featuring magnificent ocean views from the living room, kitchen and bedroom, with a large wrap around deck. This quaint cottage feels like a single family home, open great room, living and kitchen. Cathedral ceilings, and three sets of sliding doors leading to sunset and viewing decks. Lots of natural light, beautiful ravine on one side, skylights throughout the house. Kitchen upgraded, gas stove top, Bosch dishwasher. Custom glass entry door, vinyl windows, Trex deck with warranty. No property tax or hoa all included in land lease of $5350 a month, lease transfers at 30 years and they have an annual increase of 3% or cpi whichever is greater. Community pool and spa and clubhouse recently upgraded. Easy access to town with a trolley at the base of the hill to take you into Laguna Beach downtown, art galleries, shopping, views of coastal cliffs and sunsets to take your breath away. Step onto your deck for coffee and watch the waves roll in or wine and cheese at sunset. Perfect indoor outdoor space for all your entertaining Brand newly remodeled quaint hotel right next door for overflow family.

16. 2026-02-28
    historical
17. 2025-12-11
    price $470,000
18. 2025-11-04
    listed $499,000 Active
19. 2025-10-30
    historical
20. 2025-07-23
    status Active
21. 2025-07-04
    status Pending Sale
22. 2025-07-01
    listed $499,000 Active
23. 2025-06-30
    historical
24. 2025-03-26
    listed $499,000 Active
25. 2022-05-18
    soldstatus $365,000 Closed Sale
26. 2022-05-01
    historical Active Under Contract
27. 2022-04-20
    listed $375,000 Active
28. 2015-10-27
    historical
29. 2015-10-26
    soldstatus $149,000 Closed Sale
30. 2015-10-14
    status Pending Sale
31. 2015-09-23
    status Active
32. 2015-09-05
    historical Active Under Contract
33. 2015-08-08
    historical Hold Do Not Show
34. 2015-08-05
    listed $169,900 Active
35. 2015-03-06
    listed $179,900 Active
36. 2012-03-20
    historical
37. 2012-02-08
    listed $115,000 Active
38. 2009-03-19
    historical
39. 2009-01-23
    status
40. 2009-01-17
    historical
41. 2009-01-03
    price $209,900
42. 2008-12-24
    status
43. 2008-12-23
    historical
44. 2008-11-10
    status
45. 2008-11-06
    historical
46. 2008-10-08
    listed $239,900

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 79% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,733
• − Mortgage interest: −$24,927
• − Property taxes: −$6,675
• − Insurance: −$3,022
• − Repairs & maintenance: −$5,499
• − Management: −$5,499
• − Depreciation: −$12,945
• Taxable income: $10,166
• Est. tax owed @ 24.0%: −$2,440
• After-tax cash flow: $14,158/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: Laguna Beach Unified
• NCES district ID: 0620370
• Math proficiency: 25% ▼ -53.00%
• Reading proficiency: 25% ▼ -58.00%
• Median HH income: $92,428
• Composite: 26.12/100
• National rank: #7282
• State rank: #343 of 517 in CA

Livability — Laguna Beach

• Score: 68/100
• State rank: #276
• US rank: #9291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laguna Beach, CA
• County: Orange County · 3,096,323 people
• City population: 23,557
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 23,557
• Household income: $146,604
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1265.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 5% Lithuanian 4% Italian 3%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% German/W. Germanic 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: ▲ 6.19%
• Current HPI: 397.9008
• Rent YoY: ▼ -0.21%
• 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

+93.8% since first listed

32 events — show timeline

• 2026-03-01 Listed $465,000 CRMLS
• 2026-02-28 Listing Removed — CRMLS
• 2025-12-11 Price Changed $470,000 CRMLS
• 2025-11-04 Listed $499,000 CRMLS
• 2025-10-30 Listing Removed — CRMLS
• 2025-07-23 Relisted — CRMLS
• 2025-07-04 Pending — CRMLS
• 2025-07-01 Listed $499,000 CRMLS
• 2025-06-30 Listing Removed — CRMLS
• 2025-03-26 Listed $499,000 CRMLS
• 2022-05-18 Sold (MLS) $365,000 CRMLS
• 2022-05-01 Contingent — CRMLS
• 2022-04-20 Listed $375,000 CRMLS
• 2015-10-27 Listing Removed — CRMLS
• 2015-10-26 Sold (MLS) $149,000 CRMLS
• 2015-10-14 Pending — CRMLS
• 2015-09-23 Relisted — CRMLS
• 2015-09-05 Contingent — CRMLS
• 2015-08-08 Delisted — CRMLS
• 2015-08-05 Listed $169,900 CRMLS
• 2015-03-06 Listed $179,900 CRMLS
• 2012-03-20 Listing Removed — CRMLS
• 2012-02-08 Listed $115,000 CRMLS
• 2009-03-19 Listing Removed — CRMLS
• 2009-01-23 Relisted — CRMLS
• 2009-01-17 Listing Removed — CRMLS
• 2009-01-03 Price Changed $209,900 CRMLS
• 2008-12-24 Relisted — CRMLS
• 2008-12-23 Listing Removed — CRMLS
• 2008-11-10 Relisted — CRMLS
• 2008-11-06 Listing Removed — CRMLS
• 2008-10-08 Listed $239,900 CRMLS

Property tax history

-3.4%/yr

Latest (2025): $333 · +0.0% YoY. Source: county tax records.