517 30th St · Newport Beach, CA 92663

$4,395,000

2 bd · 3.0 ba · 2,511 sqft · MultiFamily · 51 Days on market

Built 2004 2,766 sqft lot $1750/sqft · 20% below area Est $5487k · 20% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

517 30th Street offers a unique opportunity to own a modern live/work loft in the highly desirable Cannery Village on the Balboa Peninsula. Blending award-winning design with exceptional functionality, this property is ideal for both residential living and professional use. The ground level features approximately 800 square feet of commercial space with a private entrance, perfect for an office, studio, or potential income-producing use. Upstairs, the bright and contemporary living space spans approximately 1,700 square feet and includes 2 bedrooms plus a loft and 2.5 bathrooms. The open-concept kitchen is thoughtfully designed with concrete floors, a large entertaining island, and stainless steel appliances. Floor-to-ceiling windows and bi-fold doors create seamless indoor-outdoor flow, opening to four private decks that capture partial bay views, abundant natural light, and refreshing coastal breezes. Additional features include central air conditioning, separate electric meters, recessed lighting, a two-car tandem garage, and rare parking for up to seven vehicles. Offered fee simple with no HOA, this property provides maximum flexibility and ownership freedom. Steps from the sand and moments to the boutiques, restaurants, and waterfront charm of Lido Village, this property delivers an exceptional coastal lifestyle with flexible use potential. A rare offering that combines style, versatility, and location—this is one you won’t want to miss.

Key facts

• Open concept kitchen
• Commercial space
• Indoor outdoor flow

Tags

• LIVE WORK LOFT
• COMMERCIAL SPACE
• PRIVATE ENTRANCE
• OPEN CONCEPT KITCHEN
• FLOOR TO CEILING WINDOWS
• INDOOR OUTDOOR FLOW

Property features AI

Finance

• Other: Living area source: taped; Lot features: 0-1 unit/acre
• Financial info: Total of 2 units (multifamily)
• HOA & community: Community features: watersports, biking, fishing

Exterior

• Parking: Attached garage; Carport; 2 parking spaces; 2-car garage
• Security: Carbon monoxide detector(s); Smoke detector
• Utilities: Public sewer; District/public water
• Home design: Mixed-use property; 3 total stories; Flat roof; Attached property
• Construction: Year built: estimated
• Exterior features: Patio; Deck; No pool

Interior

• Kitchen: Gas cooktop; Built-in range; Range/stove hood; Refrigerator; Dishwasher; Kitchen open to family room; Kitchen island; Breakfast counter/bar
• Bedrooms: No main-level bedrooms; Includes a loft
• Flooring: Carpet; Concrete
• Bathrooms: 2 full bathrooms; 2 half bathrooms; Double sinks in bath(s); Shower
• Heating & cooling: Central cooling
• Interior features: High ceilings (9 feet+); Recessed lighting; Three or more levels; Has view; Entry on level 1
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath multifamily listed at $4.39M.

Deal economics

• At list price, monthly cash flow is $-27k ($-323k/yr) — negative.
• To cash-flow at today's rent, offer at most $505k (88.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $442k (89.9% below list).
• Recommended offer: $442k (89.9% below list) — sets the bar for 1% rule.
• Cap rate -1.0% vs local median 0.6% in Newport Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#101 in CA, #3,645 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, employment A+; Watch: health & safety C-, cost of living F.
• Newport-Mesa Unified (urban): math 46% / reading 58% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.6%/yr); 117 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 37% of the median local income ($142k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $470k of equity ($30k loan paydown + $440k appreciation (10.0% 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 ~$755k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($4.26M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $441,816 (89.9% 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 51 days. Have you received any prior offers? Is the seller open to a 90% concession, seller financing, or rate buy-down credit?
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 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: 0.10% ✗
• Cap rate: -1.05%
• Cash-on-cash: -26.21%
• DSCR: -0.17
• GRM: 82.9

CMA / ARV

• ARV (median comp): $5,487,194
• List price: $4,395,000
• Delta: -19.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 2.56% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.55×
• Total profit: $679,591
• Equity at exit: $3,959,364

10-year hold

• IRR: 8.9%
• Equity multiple: 3.72×
• Total profit: $3,343,966
• Equity at exit: $8,538,518

Cash invested: $1,230,600 (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 92663

• Home prices YoY: 3.6%
• Rents YoY: 2.6%
• Active inventory: 117
• Price-to-rent: 82.9×

Monthly cashflow live

• Estimated rent: $4,418 medium
• Mortgage (P&I): −$23,048
• Tax est. 1.5%: −$5,494 /mo · $65,925/yr
• Insurance: −$1,831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$928
• Net cashflow: $-26,883

Break-even live

Break-even rent $38,447

Max offer price $505,059

Occupancy floor —

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: $1,098,750
• Closing costs: $131,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Lido Park Dr Newport Beach, CA	2.0	2.5	1866	$15,500	$8.30	24d	3	0.10mi
601 Lido Park Dr Newport Beach, CA	2.0	2.5	1866	$18,500	$9.91	14d	2	0.10mi
601 Lido Park Dr Newport Beach, CA	2.0	2.5	1886	$15,500	$8.22	14d	3	0.10mi
621 Lido Park Dr Unit B1 Newport Beach, CA	2.0	2.5	1861	$12,995	$6.98	43d	1	0.13mi
2280 Newport Blvd #203 Newport Beach, CA	3.0	3.0	3539	$12,904	$3.65	43d	1	0.29mi
2230 Newport Blvd #301 Newport Beach, CA	3.0	3.5	2680	$16,807	$6.27	43d	1	0.32mi
2210 Newport Blvd #302 Newport Beach, CA	2.0	2.5	2976	$13,000	$4.37	43d	1	0.33mi
3121 W Coast Hwy Unit 7AB Newport Beach, CA	3.0	2.0	2400	$28,000	$11.67	18d	1	0.40mi
110 22nd St Unit D Newport Beach, CA	3.0	3.5	1980	$20,000	$10.10	43d	1	0.40mi
3715 Seashore Dr Newport Beach, CA	3.0	3.5	2725	$40,000	$14.68	22d	1	0.50mi
4405 Channel Pl Newport Beach, CA	3.0	3.0	1836	$15,000	$8.17	1d	1	0.70mi
18 Odyssey Ct #116 Newport Beach, CA	3.0	3.0	1778	$7,800	$4.39	1d	1	1.07mi
730 Saint James Pl Newport Beach, CA	3.0	3.5	2576	$9,500	$3.69	2d	1	1.24mi
1669 Grand Vw Costa Mesa, CA	3.0	4.5	2142	$5,795	$2.71	43d	1	1.40mi
664 Wedge Costa Mesa, CA	3.0	3.5	2057	$5,500	$2.67	43d	1	1.43mi
629 W 17th St Costa Mesa, CA	3.0	4.0	2101	$6,300	$3.00	43d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $4,395,000 Active 51 DOM
2. 2026-06-17
   days on market $4,395,000 Active 50 DOM
3. 2026-06-16
   days on market $4,395,000 Active 49 DOM
4. 2026-06-15
   days on market $4,395,000 Active 48 DOM
5. 2026-06-13
   days on market $4,395,000 Active 46 DOM
6. 2026-06-13
   days on market $4,395,000 Active 45 DOM
7. 2026-06-09
   days on market $4,395,000 Active 42 DOM
8. 2026-06-08
   days on market $4,395,000 Active 41 DOM
9. 2026-06-07
   days on market $4,395,000 Active 40 DOM
10. 2026-06-04
    days on market $4,395,000 Active 37 DOM
11. 2026-06-03
    days on market $4,395,000 Active 36 DOM
12. 2026-06-02
    days on market $4,395,000 Active 35 DOM
13. 2026-06-01
    days on market $4,395,000 Active 34 DOM
14. 2026-05-31
    days on market $4,395,000 Active 33 DOM
15. 2026-04-28
    listed $4,395,000 Active 1478-char remark

    Show marketing remark (1478 chars)

    517 30th Street offers a unique opportunity to own a modern live/work loft in the highly desirable Cannery Village on the Balboa Peninsula. Blending award-winning design with exceptional functionality, this property is ideal for both residential living and professional use. The ground level features approximately 800 square feet of commercial space with a private entrance, perfect for an office, studio, or potential income-producing use. Upstairs, the bright and contemporary living space spans approximately 1,700 square feet and includes 2 bedrooms plus a loft and 2.5 bathrooms. The open-concept kitchen is thoughtfully designed with concrete floors, a large entertaining island, and stainless steel appliances. Floor-to-ceiling windows and bi-fold doors create seamless indoor-outdoor flow, opening to four private decks that capture partial bay views, abundant natural light, and refreshing coastal breezes. Additional features include central air conditioning, separate electric meters, recessed lighting, a two-car tandem garage, and rare parking for up to seven vehicles. Offered fee simple with no HOA, this property provides maximum flexibility and ownership freedom. Steps from the sand and moments to the boutiques, restaurants, and waterfront charm of Lido Village, this property delivers an exceptional coastal lifestyle with flexible use potential. A rare offering that combines style, versatility, and location—this is one you won’t want to miss.

16. 2026-04-28
    listed $4,395,000 Active 1478-char remark

    Show marketing remark (1478 chars)

    517 30th Street offers a unique opportunity to own a modern live/work loft in the highly desirable Cannery Village on the Balboa Peninsula. Blending award-winning design with exceptional functionality, this property is ideal for both residential living and professional use. The ground level features approximately 800 square feet of commercial space with a private entrance, perfect for an office, studio, or potential income-producing use. Upstairs, the bright and contemporary living space spans approximately 1,700 square feet and includes 2 bedrooms plus a loft and 2.5 bathrooms. The open-concept kitchen is thoughtfully designed with concrete floors, a large entertaining island, and stainless steel appliances. Floor-to-ceiling windows and bi-fold doors create seamless indoor-outdoor flow, opening to four private decks that capture partial bay views, abundant natural light, and refreshing coastal breezes. Additional features include central air conditioning, separate electric meters, recessed lighting, a two-car tandem garage, and rare parking for up to seven vehicles. Offered fee simple with no HOA, this property provides maximum flexibility and ownership freedom. Steps from the sand and moments to the boutiques, restaurants, and waterfront charm of Lido Village, this property delivers an exceptional coastal lifestyle with flexible use potential. A rare offering that combines style, versatility, and location—this is one you won’t want to miss.

ⓘ 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: $53,018
• − Mortgage interest: −$246,188
• − Property taxes: −$65,925
• − Insurance: −$21,975
• − Repairs & maintenance: −$4,241
• − Management: −$4,241
• − Depreciation: −$127,855
• Taxable loss: −$417,408
• Est. tax savings @ 24.0%: +$100,178
• After-tax cash flow: $-222,412/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: Newport-Mesa Unified
• NCES district ID: 0627240
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $83,922
• Composite: 47.64/100
• National rank: #2248
• State rank: #106 of 517 in CA

Livability — Newport Beach

• Score: 76/100
• State rank: #101
• US rank: #3645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport Beach, CA
• County: Orange County · 3,096,323 people
• City population: 83,845
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 21,368
• Household income: $141,541
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1158.0

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 13% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 5% Italian 5% Romanian 4%
• Foreign-born: 11% · Canada, Dominican Republic, Vietnam
• Languages at home: 84% English-only · Spanish 7% Other Indo-European 3% Russian/Polish/Slavic 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: ▲ 19.24%
• Current HPI: 552.1519
• Rent YoY: ▲ 2.56%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-28 Listed $4,395,000 CRMLS
• 2026-04-28 Listed $4,395,000 CRMLS