901 Deep Valley Dr #302 · Rolling Hills Estates, CA 90274

$699,000

2 bd · 2.0 ba · 930 sqft · Condo public records · 112 Days on market

Built 2008 $752/sqft · 14% below area Est $809k · 14% under $286/mo HOA · 7% of rent ↓ 3% since listing

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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 +13.6/15.0
• Schools +7.1/10.0
• Appreciation +5.0/10.0
• Cash flow +4.7/30.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to Rolling Hills Villas, a well-maintained and highly desirable 55+ community located in the heart of Rolling Hills Estates. Unit 302 offers comfortable, low-maintenance living in one of the Palos Verdes Peninsula’s most convenient and walkable settings. This light-filled home features an open living and dining area with a cozy fireplace and direct access to a private balcony with greenery views, ideal for morning coffee, fresh air, or a quiet moment at the end of the day. The kitchen is thoughtfully designed with granite countertops, stainless steel appliances, and ample cabinetry, providing both function and ease for everyday living. The primary bedroom is generously sized with truly excellent closet space and is complemented by a full bathroom with classic finishes. Additional highlights include in-unit stackable washer and dryer, air conditioning, recessed lighting, and secure gated parking. Elevator access adds everyday convenience. Rolling Hills Villas is known for its welcoming common areas, including a beautifully appointed central atrium with a tranquil fountain and an upper level deck featuring tables, and lounge seating - perfect for entertaining or relaxing with neighbors and friends. Ideally located just steps from shopping, grocery stores, pharmacy, medical offices, restaurants, the library, post office, Norris Theatre, Peninsula Center, Promenade PV, and movie theaters. Scenic hiking trails, golf courses, and local parks are only minutes away. A wonderful opportunity to enjoy easy Peninsula living in a wonderful community with excellent amenities, a strong sense of place, and exceptional proximity to daily necessities. Trust Sale.

Key facts

• Secure gated parking
• Private balcony
• Granite countertops

Tags

• PRIVATE BALCONY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• IN UNIT WASHER AND DRYER
• SECURE GATED PARKING
• ELEVATOR ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $699k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $390k (44.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $398k (43.1% below list).
• Recommended offer: $390k (44.2% below list) — sets the bar for cash-flow.
• Cap rate 3.3% vs local median 1.8% in Rolling Hills Estates — 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 75/100 on livability (#122 in CA, #4,273 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, crime A; Watch: cost of living F, health & safety F.
• Palos Verdes Peninsula Unified (suburban): math 72% / reading 76% proficiency, ranked #51 of 1,400 in CA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.8%/yr); 127 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($5k loan paydown + $358 appreciation (0.1% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 7, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($636k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $390,116 (44.2% 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 112 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.57% ✗
• Cap rate: 3.29%
• Cash-on-cash: -10.72%
• DSCR: 0.52
• GRM: 14.6

CMA / ARV

• ARV (median comp): $808,588
• List price: $699,000
• Delta: -13.55%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

0.05% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.31×
• Total profit: $-134,856
• Equity at exit: $204,759

10-year hold

• IRR: -9.1%
• Equity multiple: 0.05×
• Total profit: $-186,144
• Equity at exit: $247,564

Cash invested: $195,720 (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 90274

• Home prices YoY: 0.0%
• Rents YoY: 1.8%
• Active inventory: 127
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $3,978 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$648 /mo · $7,777/yr
• Insurance: −$291
• HOA: −$286
• Vacancy / Maint / Mgmt: −$835
• Net cashflow: $-1,749

Break-even live

Break-even rent $6,191

Max offer price $390,116

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
927 Deep Valley Dr #203 Rolling Hills Estates, CA	2.0	2.0	1071	$3,695	$3.45	20d	1	0.03mi
627 Deep Valley Dr #620 Rolling Hills Estates, CA	2.0	2.0	1040	$3,900	$3.75	15d	1	0.31mi
5945 Armaga Spring Rd Rancho Palos Verdes, CA	1.0	1.0	696	$3,000	$4.31	43d	1	0.93mi
5945 Armaga Spring Rd Unit B Rancho Palos Verdes, CA	1.0	1.0	696	$2,700	$3.88	16d	1	0.93mi
5947 Ayde Ln Rancho Palos Verdes, CA	2.0	2.0	1071	$3,490	$3.26	43d	1	0.94mi
5937 Armaga Spring Rd Rancho Palos Verdes, CA	2.0	2.0	1071	$3,300	$3.08	43d	1	0.96mi
5711 Ravenspur Dr Rancho Palos Verdes, CA	1.0–2.0	1.0–1.5	780	$2,845	$3.65	2d	3	0.97mi
28130 Peacock Ridge Dr #1430 Rancho Palos Verdes, CA	1.0–2.0	1.0–2.0	1050	$3,340	$3.18	20d	2	0.99mi
5727 Ravenspur Dr Rancho Palos Verdes, CA	2.0	1.0	845	$2,845	$3.37	24d	1	1.04mi
5762 Ravenspur Dr Rancho Palos Verdes, CA	2.0	2.0	1300	$2,988	$2.30	12d	2	1.10mi
27912 Ridgecove Ct N Rancho Palos Verdes, CA	2.0	2.5	1083	$3,850	$3.55	43d	1	1.35mi

HOA detail condo

• Monthly dues: $286 · $3,432/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $699,000 Active 112 DOM
2. 2026-06-17
   days on market $699,000 Active 111 DOM
3. 2026-06-16
   days on market $699,000 Active 110 DOM
4. 2026-06-15
   days on market $699,000 Active 109 DOM
5. 2026-06-13
   days on market $699,000 Active 107 DOM
6. 2026-06-13
   days on market $699,000 Active 106 DOM
7. 2026-06-09
   days on market $699,000 Active 103 DOM
8. 2026-06-08
   days on market $699,000 Active 102 DOM
9. 2026-06-07
   days on market $699,000 Active 101 DOM
10. 2026-06-04
    days on market $699,000 Active 98 DOM
11. 2026-06-03
    days on market $699,000 Active 97 DOM
12. 2026-06-02
    days on market $699,000 Active 96 DOM
13. 2026-06-01
    days on market $699,000 Active 95 DOM
14. 2026-05-31
    days on market $699,000 Active 94 DOM
15. 2026-04-28
    price $699,000 1687-char remark

    Show marketing remark (1687 chars)

    Welcome to Rolling Hills Villas, a well-maintained and highly desirable 55+ community located in the heart of Rolling Hills Estates. Unit 302 offers comfortable, low-maintenance living in one of the Palos Verdes Peninsula’s most convenient and walkable settings. This light-filled home features an open living and dining area with a cozy fireplace and direct access to a private balcony with greenery views, ideal for morning coffee, fresh air, or a quiet moment at the end of the day. The kitchen is thoughtfully designed with granite countertops, stainless steel appliances, and ample cabinetry, providing both function and ease for everyday living. The primary bedroom is generously sized with truly excellent closet space and is complemented by a full bathroom with classic finishes. Additional highlights include in-unit stackable washer and dryer, air conditioning, recessed lighting, and secure gated parking. Elevator access adds everyday convenience. Rolling Hills Villas is known for its welcoming common areas, including a beautifully appointed central atrium with a tranquil fountain and an upper level deck featuring tables, and lounge seating - perfect for entertaining or relaxing with neighbors and friends. Ideally located just steps from shopping, grocery stores, pharmacy, medical offices, restaurants, the library, post office, Norris Theatre, Peninsula Center, Promenade PV, and movie theaters. Scenic hiking trails, golf courses, and local parks are only minutes away. A wonderful opportunity to enjoy easy Peninsula living in a wonderful community with excellent amenities, a strong sense of place, and exceptional proximity to daily necessities. Trust Sale.

16. 2026-04-22
    price $708,000 1687-char remark

    Show marketing remark (1687 chars)

    Welcome to Rolling Hills Villas, a well-maintained and highly desirable 55+ community located in the heart of Rolling Hills Estates. Unit 302 offers comfortable, low-maintenance living in one of the Palos Verdes Peninsula’s most convenient and walkable settings. This light-filled home features an open living and dining area with a cozy fireplace and direct access to a private balcony with greenery views, ideal for morning coffee, fresh air, or a quiet moment at the end of the day. The kitchen is thoughtfully designed with granite countertops, stainless steel appliances, and ample cabinetry, providing both function and ease for everyday living. The primary bedroom is generously sized with truly excellent closet space and is complemented by a full bathroom with classic finishes. Additional highlights include in-unit stackable washer and dryer, air conditioning, recessed lighting, and secure gated parking. Elevator access adds everyday convenience. Rolling Hills Villas is known for its welcoming common areas, including a beautifully appointed central atrium with a tranquil fountain and an upper level deck featuring tables, and lounge seating - perfect for entertaining or relaxing with neighbors and friends. Ideally located just steps from shopping, grocery stores, pharmacy, medical offices, restaurants, the library, post office, Norris Theatre, Peninsula Center, Promenade PV, and movie theaters. Scenic hiking trails, golf courses, and local parks are only minutes away. A wonderful opportunity to enjoy easy Peninsula living in a wonderful community with excellent amenities, a strong sense of place, and exceptional proximity to daily necessities. Trust Sale.

17. 2026-02-26
    listed $717,000 Active 1687-char remark

    Show marketing remark (1687 chars)

    Welcome to Rolling Hills Villas, a well-maintained and highly desirable 55+ community located in the heart of Rolling Hills Estates. Unit 302 offers comfortable, low-maintenance living in one of the Palos Verdes Peninsula’s most convenient and walkable settings. This light-filled home features an open living and dining area with a cozy fireplace and direct access to a private balcony with greenery views, ideal for morning coffee, fresh air, or a quiet moment at the end of the day. The kitchen is thoughtfully designed with granite countertops, stainless steel appliances, and ample cabinetry, providing both function and ease for everyday living. The primary bedroom is generously sized with truly excellent closet space and is complemented by a full bathroom with classic finishes. Additional highlights include in-unit stackable washer and dryer, air conditioning, recessed lighting, and secure gated parking. Elevator access adds everyday convenience. Rolling Hills Villas is known for its welcoming common areas, including a beautifully appointed central atrium with a tranquil fountain and an upper level deck featuring tables, and lounge seating - perfect for entertaining or relaxing with neighbors and friends. Ideally located just steps from shopping, grocery stores, pharmacy, medical offices, restaurants, the library, post office, Norris Theatre, Peninsula Center, Promenade PV, and movie theaters. Scenic hiking trails, golf courses, and local parks are only minutes away. A wonderful opportunity to enjoy easy Peninsula living in a wonderful community with excellent amenities, a strong sense of place, and exceptional proximity to daily necessities. Trust Sale.

ⓘ 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: $7,777 · $648/mo
• Projected year-2 tax: $7,777 · $648/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥84°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,734
• − Mortgage interest: −$39,155
• − Property taxes: −$7,777
• − Insurance: −$3,495
• − Repairs & maintenance: −$3,819
• − Management: −$3,819
• − HOA: −$3,432
• − Depreciation: −$20,335
• Taxable loss: −$34,097
• Est. tax savings @ 24.0%: +$8,183
• After-tax cash flow: $-12,799/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: Palos Verdes Peninsula Unified
• NCES district ID: 0629700
• Math proficiency: 72% ▲ 1.00%
• Reading proficiency: 76% ▼ -1.00%
• Median HH income: $130,734
• Composite: 71.42/100
• National rank: #460
• State rank: #51 of 1400 in CA

Livability — Rolling Hills Estates

• Score: 75/100
• State rank: #122
• US rank: #4273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rolling Hills Estates, CA
• County: Los Angeles County · 9,444,647 people
• City population: 25,059
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 25,059
• Household income: $215,925
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 300.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Asian 24% Two or more races 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 22% · China, South Korea, Canada
• Languages at home: 73% English-only · Chinese 8% Other Asian/Pacific 5% Other Indo-European 4%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.05%
• Current HPI: 331.1402
• Rent YoY: ▲ 1.78%
• 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

-2.5% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $699,000 CRMLS
• 2026-04-22 Price Changed $708,000 CRMLS
• 2026-02-26 Listed $717,000 CRMLS

Property tax history

+11.5%/yr

Latest (2025): $7,777 · +6.0% YoY. Source: county tax records.