Plan 1 Plan · Irvine, CA 92618

$1,128,888

3 bd · 3.0 ba · 1,815 sqft · Townhouse · 22 Days on market

Excellent condition 2-car garage $322/mo HOA · 6% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Appreciation +5.3/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Cash flow +1.4/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Experience elevated living with Plan 1 at Andara in Luna Park - a thoughtfully designed three-story home that blends versatility, comfort, and modern style. With inviting gathering spaces, private retreats, and seamless indoor-outdoor flow, this residence is crafted to support the way you live today. From the welcoming front patio and flexible entry-level space to the expansive main living area and private top-floor retreat, every level is designed with purpose. The open-concept great room connects effortlessly to the kitchen and balcony, creating the perfect setting for entertaining, relaxing, and everyday moments at home.

Key facts

• Private balcony
• Three-story layout
• Modern kitchen

Tags

• THREE-STORY LAYOUT
• WELCOMING FRONT PATIO
• FLEXIBLE GROUND-FLOOR ROOM
• OPEN-CONCEPT GREAT ROOM
• MODERN KITCHEN
• PRIVATE BALCONY

🏗️ New construction. The $1,128,888 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $1,277,483.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $1.13M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-5k ($-60k/yr) — negative.
• To cash-flow at today's rent, offer at most $550k (51.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $521k (53.8% below list).
• Recommended offer: $521k (53.8% below list) — sets the bar for 1% rule.
• Cap rate 1.6% vs local median 1.3% in Irvine — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#100 in CA, #3,537 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: health & safety C-, 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.
• Zoned schools: Rancho Canada Elementary (632 students, 34% FRL); Serrano Intermediate (977 students, 48% FRL); El Toro High (math 53% / reading 77%, grade B, #161 of 1,170 statewide, top 14%, 2,031 students, 48% FRL) — zoned schools average 44% FRL vs 22% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 622 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 81d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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).
• This rent runs 43% of the median local income ($146k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($9k loan paydown + $8k appreciation (0.6% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($1.11M) is reasonable based on typical stale-listing flexibility.

Recommended offer $521,453 (53.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.41% ✗
• Cap rate: 1.57%
• Cash-on-cash: -16.88%
• DSCR: 0.25
• GRM: 20.4

CMA / ARV

• ARV (median comp): $1,277,483
• List price: $1,128,888
• Delta: -11.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Chinon	0.14mi	3/3.5	1,825 (+1%)	4mo	$1,319,990	$723	88
713 Sonia	0.21mi	3/3.5	1,825 (+1%)	1mo	$1,269,990	$696	86
426 Lobata	0.38mi	3/3.0	1,731 (-5%)	1mo	$1,295,000	$748	73
130 Keeper	0.60mi	3/3.0	1,812 (-0%)	2mo	$1,080,000	$596	70
300 Junco	0.52mi	3/3.0	1,750 (-4%)	1mo	$1,299,990	$743	69
844 Sonia	0.22mi	3/3.5	2,013 (+11%)	2mo	$1,229,990	$611	68
832 Sonia	0.30mi	3/3.5	2,013 (+11%)	3mo	$1,234,990	$614	64
168 Sawbuck	0.20mi	2/2.5 (-1)	1,595 (-12%)	3mo	$1,045,000	$655	61
825 Sonia	0.20mi	4/3.5 (+1)	2,083 (+15%)	1mo	$1,386,872	$666	58
368 Chorus	0.43mi	3/3.5	2,086 (+15%)	2mo	$1,300,000	$623	51
152 Keeper	0.59mi	2/2.5 (-1)	1,595 (-12%)	2mo	$1,040,000	$652	44
293 Merit	0.58mi	2/2.5 (-1)	1,576 (-13%)	2mo	$1,025,000	$650	42

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

Projected returns pro-forma

0.64% appreciation · 2.14% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.10×
• Total profit: $-322,920
• Equity at exit: $412,505

10-year hold

• IRR: -12.1%
• Equity multiple: -0.39×
• Total profit: $-497,725
• Equity at exit: $530,368

Cash invested: $357,695 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 69 active · 32 under contract
• Months of supply: 9.9 mo (10%/mo absorbed)
• Median asking: $1,298,000 ($627/sqft)
• Median days on market: 89 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: +12.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92618

• Home prices YoY: 0.1%
• Rents YoY: 2.1%
• Active inventory: 622
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $5,215 high
• Mortgage (P&I): −$6,699
• Tax est. 1.5%: −$1,597 /mo · $19,162/yr
• Insurance: −$532
• HOA: −$322
• Vacancy / Maint / Mgmt: −$1,095
• Net cashflow: $-5,031

Break-even live

Break-even rent $11,583

Max offer price $549,501

Occupancy floor —

Sensitivity live

Price	-10% $-4,148	-5% $-4,589	+0% $-5,031	+5% $-5,472	+10% $-5,914
Rent	-10% $-5,443	-5% $-5,237	+0% $-5,031	+5% $-4,825	+10% $-4,619
Rate	-1.0pp $-4,388	-0.5pp $-4,706	base $-5,031	+0.5pp $-5,362	+1.0pp $-5,699

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: $319,371
• Closing costs: $38,324
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Sawbuck Irvine, CA	2.0	2.5	1542	$4,300	$2.79	81d	1	0.17mi
142 Sawbuck Irvine, CA	3.0	2.5	1812	$4,750	$2.62	57d	1	0.18mi
100 Harrier Irvine, CA	4.0	3.5	2527	$5,800	$2.30	113d	1	0.22mi
640 Sonia Irvine, CA	3.0	3.5	2013	$5,000	$2.48	120d	1	0.29mi
313 Proctor Irvine, CA	4.0	3.5	2429	$5,800	$2.39	80d	1	0.29mi
160 Harrier Irvine, CA	4.0	3.5	2324	$5,200	$2.24	90d	1	0.32mi
208 Yerba Irvine, CA	4.0	3.5	2132	$4,900	$2.30	33d	1	0.33mi
164 Harrier Irvine, CA	4.0	3.5	2324	$5,900	$2.54	33d	1	0.34mi
243 Yerba Irvine, CA	4.0	3.5	2429	$6,500	$2.68	80d	1	0.36mi
243 Yerba Irvine, CA	4.0	3.5	2429	$7,000	$2.88	106d	1	0.36mi
243 Yerba Irvine, CA	4.0	3.5	2429	$6,000	$2.47	114d	1	0.36mi
426 Lobata Irvine, CA	3.0	3.0	1731	$5,200	$3.00	38d	1	0.36mi
236 Yerba Irvine, CA	4.0	3.5	2429	$5,800	$2.39	139d	1	0.37mi
321 Loon Irvine, CA	3.0	2.5	1979	$5,300	$2.68	140d	1	0.38mi
248 Merit Irvine, CA	3.0	2.5	1812	$5,200	$2.87	120d	1	0.38mi
232 Junco Irvine, CA	4.0	2.5	2073	$7,500	$3.62	44d	1	0.41mi
352 Chorus Irvine, CA	4.0	3.0	2360	$5,600	$2.37	11d	1	0.41mi
301 Shoveler Irvine, CA	4.0	3.0	2546	$4,800	$1.89	139d	1	0.43mi
643 Gadwall Irvine, CA	4.0	2.5	2100	$5,500	$2.62	35d	1	0.46mi
320 Junco Irvine, CA	3.0	3.0	2294	$8,500	$3.71	94d	1	0.48mi
136 Seep Irvine, CA	4.0	3.5	2566	$5,900	$2.30	47d	1	0.52mi
136 Seep Irvine, CA	4.0	3.5	2566	$5,900	$2.30	65d	1	0.52mi
108 Tiffin Irvine, CA	3.0	2.5	1760	$5,000	$2.84	65d	1	0.52mi
170 Yugen Irvine, CA	3.0	3.5	2623	$5,200	$1.98	139d	1	0.53mi
158 Keeper Irvine, CA	2.0	2.5	1576	$4,450	$2.82	39d	1	0.53mi
110 Seep Irvine, CA	4.0	3.5	2599	$5,900	$2.27	139d	1	0.54mi
214 Keeper Irvine, CA	3.0	3.5	2069	$5,000	$2.42	74d	1	0.54mi
412 Flycatcher Irvine, CA	4.0	3.0	2337	$6,500	$2.78	84d	1	0.54mi
1083 Cadence Irvine, CA	3.0	2.5	1795	$4,700	$2.62	19d	1	0.56mi
1085 Cadence Irvine, CA	4.0	3.0	1977	$6,500	$3.29	21d	1	0.56mi
154 Keeper Irvine, CA	3.0	2.5	1812	$5,000	$2.76	21d	1	0.56mi
112 Culture Irvine, CA	3.0	3.0	2480	$5,200	$2.10	84d	1	0.57mi
145 Culture Irvine, CA	4.0	3.0	2054	$5,400	$2.63	6d	1	0.57mi
187 Billings Irvine, CA	4.0	3.0	2260	$5,150	$2.28	41d	1	0.60mi
100 Billings Irvine, CA	4.0	3.0	2260	$5,700	$2.52	100d	1	0.61mi
105 Culture Irvine, CA	2.0	2.5	1254	$4,250	$3.39	120d	1	0.61mi
147 Baluster Irvine, CA	2.0	2.0	1240	$3,950	$3.19	139d	1	0.65mi
121 Baluster Irvine, CA	3.0	3.0	2192	$5,500	$2.51	99d	1	0.67mi
158 Sentosa Irvine, CA	3.0	2.0	1613	$4,980	$3.09	30d	1	0.68mi
160 Sentosa Irvine, CA	3.0	2.0	1602	$4,600	$2.87	103d	1	0.68mi

Property features AI

Finance

• HOA & community: Monthly association fee of $322

Exterior

• Parking: 2-car garage (total 2 parking spaces)
• Home design: Single-family plan (Plan 1)
• Exterior features: Living area approximately 1,815

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan-type new construction (Plan 1)

Listing history 50 events

1. 2026-09-24
   days on market $1,128,888 Active 22 DOM
2. 2026-09-23
   days on market $1,128,888 Active 21 DOM
3. 2026-09-22
   days on market $1,128,888 Active 20 DOM
4. 2026-09-21
   days on market $1,128,888 Active 19 DOM
5. 2026-09-20
   days on market $1,128,888 Active 18 DOM
6. 2026-09-19
   days on market $1,128,888 Active 17 DOM
7. 2026-09-18
   days on market $1,128,888 Active 16 DOM
8. 2026-09-17
   days on market $1,128,888 Active 15 DOM
9. 2026-09-16
   days on market $1,128,888 Active 14 DOM
10. 2026-09-15
    days on market $1,128,888 Active 13 DOM
11. 2026-09-14
    days on market $1,128,888 Active 12 DOM
12. 2026-09-13
    days on market $1,128,888 Active 11 DOM
13. 2026-09-12
    days on market $1,128,888 Active 10 DOM
14. 2026-09-11
    pricedays on market $1,128,888 Active 9 DOM
15. 2026-09-05
    days on market $1,133,888 Active 3 DOM
16. 2026-09-04
    days on market $1,133,888 Active 2 DOM
17. 2026-09-02
    days on marketlisting id $1,133,888 Active 1 DOM
18. 2026-08-31
    days on market $1,133,888 Active 100 DOM
19. 2026-08-29
    days on market $1,133,888 Active 98 DOM
20. 2026-08-28
    days on market $1,133,888 Active 97 DOM
21. 2026-08-27
    days on market $1,133,888 Active 96 DOM
22. 2026-08-26
    days on market $1,133,888 Active 95 DOM
23. 2026-08-25
    days on market $1,133,888 Active 94 DOM
24. 2026-08-24
    days on market $1,133,888 Active 93 DOM
25. 2026-08-23
    days on market $1,133,888 Active 92 DOM
26. 2026-08-22
    days on market $1,133,888 Active 91 DOM
27. 2026-08-21
    days on market $1,133,888 Active 90 DOM
28. 2026-08-20
    days on market $1,133,888 Active 89 DOM
29. 2026-08-19
    days on market $1,133,888 Active 88 DOM
30. 2026-08-18
    days on market $1,133,888 Active 87 DOM
31. 2026-08-17
    days on market $1,133,888 Active 86 DOM
32. 2026-08-16
    days on market $1,133,888 Active 85 DOM
33. 2026-08-15
    days on market $1,133,888 Active 84 DOM
34. 2026-08-14
    days on market $1,133,888 Active 83 DOM
35. 2026-08-13
    price $1,133,888 Active 82 DOM
36. 2026-08-13
    days on market $1,149,629 Active 82 DOM
37. 2026-08-12
    days on market $1,149,629 Active 81 DOM
38. 2026-08-11
    days on market $1,149,629 Active 80 DOM
39. 2026-08-10
    days on market $1,149,629 Active 79 DOM
40. 2026-08-09
    days on market $1,149,629 Active 78 DOM
41. 2026-08-08
    days on market $1,149,629 Active 77 DOM
42. 2026-08-06
    days on market $1,149,629 Active 75 DOM
43. 2026-08-05
    days on market $1,149,629 Active 74 DOM
44. 2026-08-04
    days on market $1,149,629 Active 73 DOM
45. 2026-08-03
    days on market $1,149,629 Active 72 DOM
46. 2026-07-31
    days on market $1,149,629 Active 69 DOM
47. 2026-07-30
    days on market $1,149,629 Active 68 DOM
48. 2026-07-30
    days on market $1,149,629 Active 67 DOM
49. 2026-07-28
    days on market $1,149,629 Active 66 DOM
50. 2026-07-26
    days on market $1,149,629 Active 64 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $62,574
• − Mortgage interest: −$71,559
• − Property taxes: −$19,162
• − Insurance: −$6,387
• − Repairs & maintenance: −$5,006
• − Management: −$5,006
• − HOA: −$3,864
• − Depreciation: −$37,163
• Taxable loss: −$85,573
• Est. tax savings @ 24.0%: +$20,538
• After-tax cash flow: $-39,833/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.

Condition & rehab AI · 9 photos

Excellent 95/100 None rehab

This three-story home in Irvine, CA, is in excellent condition with no visible repairs needed. It offers a great investment opportunity with high resale and rental potential.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior touch-ups — Enhances interior aesthetics and value ↑

C Composite school gradezoned avg 65/100

Zoned Schools

Elementary Rancho Canada Elementary Middle Serrano Intermediate High El Toro High B CA #161/1,170 Nat'l #2,785/17,239

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

B Composite livability gradescore 76/100

Livability — Irvine

• Score: 76/100
• State rank: #100
• US rank: #3537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irvine, CA
• County: Orange County · 3,477,456 people
• City population: 287,839
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 66,126
• Household income: $145,731
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Asian 48% White 33% Hispanic / Latino 11% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Romanian 2% Scotch-Irish 1%
• Foreign-born: 42% · China, South Korea, Canada
• Languages at home: 44% English-only · Chinese 15% Other Indo-European 10% Korean 8%

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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: ▲ 0.64%
• Current HPI: 441.9409
• Rent YoY: ▲ 2.14%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• HOA & community: Monthly association fee of $322

Exterior

• Parking: 2-car garage (total 2 parking spaces)
• Home design: Single-family plan (Plan 1)
• Exterior features: Living area approximately 1,815

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan-type new construction (Plan 1)