24055 Paseo Del Lago #909 · Laguna Woods, CA 92637

$25,000

1 bd · 1.0 ba · 553 sqft · Condo public records · 225 Days on market

Built 1974 $45/sqft · 14% above area Est $25k · at est. $2792/mo HOA · 99% of rent

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Why this score? — see what drove the C 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 +15.0/30.0
• Appreciation +7.9/10.0
• ARV discount +7.0/15.0
• Schools +5.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fantastic value for this condo located on the 9th floor. The popular "B" plan features 1 bedroom and 1 bathroom with 625 sq. ft. of living space. There are lovely views to the North. Beaufiful WOOD LOOK Flooring and fresh paint have just been completed. Located in the SENIOR community of Laguna Woods, the Towers offers many amenities which currently include: housekeeping every other week, $500 in dining dollars per month, utilities (except phone & internet), basic cable, on site activities including live entertainment, bingo, movies, exercise classes, card rooms, parties & more! Living in the senior community of Laguna Woods you have access to: bus system around the community & to area shopping, restaurants, medical facilities; 5 pools & 4 hot tubs; golf, tennis, library, 7 clubhouse, over 200 clubs, 2 fitness centers, theater, horse back riding/stables, garden centers, basketball, card rooms, billiards, bocce ball, Emeritus classes & more! The Towers are two high-rise buildings with 311 units located in the 55 and over community of Laguna Woods Village.

Key facts

• Wood look flooring
• Fresh paint
• Utilities included

Tags

• WOOD LOOK FLOORING
• FRESH PAINT
• UTILITIES INCLUDED
• BASIC CABLE
• ACCESS TO AREA SHOPPING
• ACCESS TO MEDICAL FACILITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $25k.

Deal economics

• At list price, monthly cash flow is $-708 ($-8k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($3k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate -27.7% vs local median 2.4% in Laguna Woods — 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 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $2,829/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 $2k of equity ($173 loan paydown + $1k appreciation (5.9% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $35k (58%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 99% of rent.

Recommended offer $22,000 (12.0% 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 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. 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.
9. 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.
10. 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: 11.32% ✓
• Cap rate: -27.68%
• Cash-on-cash: -121.34%
• DSCR: -4.40
• GRM: 0.7

CMA / ARV

• ARV (median comp): $24,750
• List price: $25,000
• Delta: 1.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -37.5%
• Equity multiple: -2.58×
• Total profit: $-25,091
• Equity at exit: $15,533

10-year hold

• IRR: -3.0%
• Equity multiple: -0.21×
• Total profit: $-8,479
• Equity at exit: $28,011

Cash invested: $7,000 (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: 191
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $2,829 high
• Mortgage (P&I): −$131
• Tax from tax record: −$10 /mo · $115/yr
• Insurance: −$10
• HOA: −$2,792
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $-708

Break-even live

Break-even rent $3,725

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-694	-5% $-701	+0% $-708	+5% $-715	+10% $-722
Rent	-10% $-931	-5% $-820	+0% $-708	+5% $-596	+10% $-484
Rate	-1.0pp $-695	-0.5pp $-701	base $-708	+0.5pp $-714	+1.0pp $-721

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24055 Paseo Del Lago Laguna Woods, CA	—	1.0	500	$3,100	$6.20	44d	1	0.03mi
24055 Paseo del Lago #1251 Laguna Woods, CA	1.0	1.0	564	$2,950	$5.23	25d	1	0.34mi
24055 Paseo del Lago #1251 Laguna Woods, CA	1.0	1.0	564	$3,182	$5.64	7d	1	0.34mi
123 Sandpiper Ln Aliso Viejo, CA	1.0	1.0	622	$2,650	$4.26	8d	1	0.91mi
956 Calle Aragon Unit C Laguna Woods, CA	1.0	1.0	675	$2,700	$4.00	44d	1	1.32mi
350 Artisan Dr Laguna Beach, CA	1.0–2.0	1.0–2.0	894	$2,656	$2.97	3d	32	1.35mi
5000 Capobella Aliso Viejo, CA	1.0	1.0	711	$2,798	$3.93	0d	4	1.38mi

HOA detail condo

• Monthly dues: $2,792 · $33,504/yr
• Likely covers: internetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $25,000 Active 225 DOM
2. 2026-06-17
   days on market $25,000 Active 224 DOM
3. 2026-06-16
   days on market $25,000 Active 223 DOM
4. 2026-06-15
   days on market $25,000 Active 222 DOM
5. 2026-06-13
   days on market $25,000 Active 220 DOM
6. 2026-06-13
   days on market $25,000 Active 219 DOM
7. 2026-06-09
   days on market $25,000 Active 216 DOM
8. 2026-06-08
   days on market $25,000 Active 215 DOM
9. 2026-06-07
   days on market $25,000 Active 214 DOM
10. 2026-06-04
    days on market $25,000 Active 211 DOM
11. 2026-06-03
    days on market $25,000 Active 210 DOM
12. 2026-06-02
    days on market $25,000 Active 209 DOM
13. 2026-06-01
    days on market $25,000 Active 208 DOM
14. 2026-05-31
    days on market $25,000 Active 207 DOM
15. 2026-05-02
    price $25,000 1110-char remark

    Show marketing remark (1110 chars)

    Fantastic value for this condo located on the 9th floor. The popular "B" plan features 1 bedroom and 1 bathroom with 625 sq. ft. of living space. There are lovely views to the North. Beaufiful WOOD LOOK Flooring and fresh paint have just been completed. Located in the SENIOR community of Laguna Woods, the Towers offers many amenities which currently include: housekeeping every other week, $500 in dining dollars per month, utilities (except phone & internet), basic cable, on site activities including live entertainment, bingo, movies, exercise classes, card rooms, parties & more! Living in the senior community of Laguna Woods you have access to: bus system around the community & to area shopping, restaurants, medical facilities; 5 pools & 4 hot tubs; golf, tennis, library, 7 clubhouse, over 200 clubs, 2 fitness centers, theater, horse back riding/stables, garden centers, basketball, card rooms, billiards, bocce ball, Emeritus classes & more! The Towers are two high-rise buildings with 311 units located in the 55 and over community of Laguna Woods Village.

16. 2026-04-18
    price $29,900 1110-char remark

    Show marketing remark (1110 chars)

    Fantastic value for this condo located on the 9th floor. The popular "B" plan features 1 bedroom and 1 bathroom with 625 sq. ft. of living space. There are lovely views to the North. Beaufiful WOOD LOOK Flooring and fresh paint have just been completed. Located in the SENIOR community of Laguna Woods, the Towers offers many amenities which currently include: housekeeping every other week, $500 in dining dollars per month, utilities (except phone & internet), basic cable, on site activities including live entertainment, bingo, movies, exercise classes, card rooms, parties & more! Living in the senior community of Laguna Woods you have access to: bus system around the community & to area shopping, restaurants, medical facilities; 5 pools & 4 hot tubs; golf, tennis, library, 7 clubhouse, over 200 clubs, 2 fitness centers, theater, horse back riding/stables, garden centers, basketball, card rooms, billiards, bocce ball, Emeritus classes & more! The Towers are two high-rise buildings with 311 units located in the 55 and over community of Laguna Woods Village.

17. 2026-04-08
    price $34,900 1110-char remark

    Show marketing remark (1110 chars)

    Fantastic value for this condo located on the 9th floor. The popular "B" plan features 1 bedroom and 1 bathroom with 625 sq. ft. of living space. There are lovely views to the North. Beaufiful WOOD LOOK Flooring and fresh paint have just been completed. Located in the SENIOR community of Laguna Woods, the Towers offers many amenities which currently include: housekeeping every other week, $500 in dining dollars per month, utilities (except phone & internet), basic cable, on site activities including live entertainment, bingo, movies, exercise classes, card rooms, parties & more! Living in the senior community of Laguna Woods you have access to: bus system around the community & to area shopping, restaurants, medical facilities; 5 pools & 4 hot tubs; golf, tennis, library, 7 clubhouse, over 200 clubs, 2 fitness centers, theater, horse back riding/stables, garden centers, basketball, card rooms, billiards, bocce ball, Emeritus classes & more! The Towers are two high-rise buildings with 311 units located in the 55 and over community of Laguna Woods Village.

18. 2026-02-06
    price $54,900 1110-char remark

    Show marketing remark (1110 chars)

    Fantastic value for this condo located on the 9th floor. The popular "B" plan features 1 bedroom and 1 bathroom with 625 sq. ft. of living space. There are lovely views to the North. Beaufiful WOOD LOOK Flooring and fresh paint have just been completed. Located in the SENIOR community of Laguna Woods, the Towers offers many amenities which currently include: housekeeping every other week, $500 in dining dollars per month, utilities (except phone & internet), basic cable, on site activities including live entertainment, bingo, movies, exercise classes, card rooms, parties & more! Living in the senior community of Laguna Woods you have access to: bus system around the community & to area shopping, restaurants, medical facilities; 5 pools & 4 hot tubs; golf, tennis, library, 7 clubhouse, over 200 clubs, 2 fitness centers, theater, horse back riding/stables, garden centers, basketball, card rooms, billiards, bocce ball, Emeritus classes & more! The Towers are two high-rise buildings with 311 units located in the 55 and over community of Laguna Woods Village.

19. 2025-11-05
    listed $59,900 Active 1110-char remark

    Show marketing remark (1110 chars)

    Fantastic value for this condo located on the 9th floor. The popular "B" plan features 1 bedroom and 1 bathroom with 625 sq. ft. of living space. There are lovely views to the North. Beaufiful WOOD LOOK Flooring and fresh paint have just been completed. Located in the SENIOR community of Laguna Woods, the Towers offers many amenities which currently include: housekeeping every other week, $500 in dining dollars per month, utilities (except phone & internet), basic cable, on site activities including live entertainment, bingo, movies, exercise classes, card rooms, parties & more! Living in the senior community of Laguna Woods you have access to: bus system around the community & to area shopping, restaurants, medical facilities; 5 pools & 4 hot tubs; golf, tennis, library, 7 clubhouse, over 200 clubs, 2 fitness centers, theater, horse back riding/stables, garden centers, basketball, card rooms, billiards, bocce ball, Emeritus classes & more! The Towers are two high-rise buildings with 311 units located in the 55 and over community of Laguna Woods Village.

20. 2013-02-22
    historical Hold
21. 2013-02-21
    status Active
22. 2013-02-14
    historical Hold
23. 2013-01-15
    listed $9,000 Active
24. 2011-07-01
    historical
25. 2010-11-24
    listed $7,500 Active
26. 2002-01-30
    soldstatus $89,500
27. 2001-11-15
    soldstatus $69,500

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $115 · $10/mo
• Projected year-2 tax: $190 · $16/mo
• Expected delta: +$75/yr (+$6/mo · 65.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate
• 💨 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: $33,953
• − Mortgage interest: −$1,400
• − Property taxes: −$115
• − Insurance: −$125
• − Repairs & maintenance: −$2,716
• − Management: −$2,716
• − HOA: −$33,504
• − Depreciation: −$727
• Taxable loss: −$7,351
• Est. tax savings @ 24.0%: +$1,764
• After-tax cash flow: $-6,730/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

-64.0% since first listed

13 events — show timeline

• 2026-05-02 Price Changed $25,000 CRMLS
• 2026-04-18 Price Changed $29,900 CRMLS
• 2026-04-08 Price Changed $34,900 CRMLS
• 2026-02-06 Price Changed $54,900 CRMLS
• 2025-11-05 Listed $59,900 CRMLS
• 2013-02-22 Delisted — CRMLS
• 2013-02-21 Relisted — CRMLS
• 2013-02-14 Delisted — CRMLS
• 2013-01-15 Listed $9,000 CRMLS
• 2011-07-01 Listing Removed — CRMLS
• 2010-11-24 Listed $7,500 CRMLS
• 2002-01-30 Sold (Public Records) $89,500 Public Records
• 2001-11-15 Sold (Public Records) $69,500 Public Records

Property tax history

-9.0%/yr

Latest (2025): $115 · +1.7% YoY. Source: county tax records.