24055-953 Paseo Del Lago #953 · Laguna Woods, CA 92637

$45,000

1 bd · 1.0 ba · 553 sqft · Condo public records · 28 Days on market

Built 1974 $2700/mo HOA · 96% 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 +7.5/15.0
• 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

A fully remodeled unit at the Resort Style Senior Living at the Towers. This perfect sized B model on the 9th floor with views of gorgeous sunsets and distant hills. With 1 bedrooms and 1 bath, this model is just the right size. Inviting windows, floor to ceiling & wall to wall to take in the view. Laminate wood like flooring, travertine tile, newer cabinets and counters. The bathroom was redone as well and has tiled walk in shower. this is ready to move into. The kitchenette is just the right size for making breakfast and lunch. It comes with a refrigerator, two burner cook-top and plenty of storage. The bedroom makes this an ideal home with room for all you need. This home is easy to live in. Included in your monthly assessment is the evening meal, lunch is available for purchase, housekeeping, all utilities paid (except phone & internet) cable TV, planed activities and entertainment, an attended lobby/reception desk and more. This is truly resort living. Plus you enjoy all the wonderful amenities that Laguna Woods Village 55+ Gated Resort Community has to offer. 2 Professional Golf Courses and a 9 hole Executive Course, imagine playing 18 holes for less than $10.00, 7 clubs houses, 5 Pools, 2 Fitness Centers, lawn bowling, a state of the art Theater, Equestrian Center, Art Studios, over 200 Social Clubs and Organizations, Free Bus transportation within the community as well as to local shopping centers, medical building, all this and only 5 miles to beautiful Laguna Beach

Key facts

• Two burner cooktop
• Larger refrigerator
• Tile shower

Tags

• TWO BURNER COOKTOP
• LARGER REFRIGERATOR
• TILE SHOWER
• GOLF COURSE
• PERFORMANCE THEATRE
• COMMUNITY BUS SERVICE

Property features AI

Finance

• Other: Community size: thousands of units (community total units and complex-wide unit counts noted); Lot size source and year-built source listed as builder
• HOA & community: Part of GRF association; Monthly association fee; Extensive association amenities including club house, pool, gym/exercise room, billiard and card rooms, meeting/banquet facilities, tennis, pickleball, bocce, racquetball, sport courts, biking and hiking trails, dog park, golf, RV parking, storage areas, on-site property management, and utilities (water, sewer, electricity, cable, trash); Senior community

Exterior

• Parking: Assigned parking; Detached carport (1 carport space); 1 covered garage space (total 2 parking spaces)
• Security: Gated community with attendant/guard; 24-hour security; Card/code access; Resident manager; Smoke detector
• Utilities: Standard electric service; Public/district water; Public sewer (sewer paid); Cable connected
• Home design: Condominium in a 13-story building; Attached unit; Faces west; Private paved road frontage; Located in a senior community (Leisure World)
• Construction: House structure type (condominium); Concrete slab foundation
• Exterior features: Community pool; Association-maintained spa

Interior

• Kitchen: Kitchenette; Refrigerator; Electric stove
• Bedrooms: 1 bedroom (main level / entry level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bath; 1 three-quarter bath
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Unfurnished; One-level layout; Living room; Association spa
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $45k.

Deal economics

• At list price, monthly cash flow is $-762 ($-9k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($3k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate -14.0% 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 8d 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 $2,822/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 $3k of equity ($311 loan paydown + $3k appreciation (5.9% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: HOA is 96% of rent.

Recommended offer $44,325 (1.5% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 6.27% ✓
• Cap rate: -14.03%
• Cash-on-cash: -72.57%
• DSCR: -2.23
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.9%
• Equity multiple: -0.82×
• Total profit: $-22,985
• Equity at exit: $27,959

10-year hold

• IRR: 0.1%
• Equity multiple: 1.02×
• Total profit: $276
• Equity at exit: $50,420

Cash invested: $12,600 (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 92637

• Home prices YoY: 3.4%
• Rents YoY: 6.8%
• Active inventory: 191
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $2,822 high
• Mortgage (P&I): −$236
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$19
• HOA: −$2,700
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-762

Break-even live

Break-even rent $3,787

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-736	-5% $-749	+0% $-762	+5% $-775	+10% $-787
Rent	-10% $-985	-5% $-873	+0% $-762	+5% $-650	+10% $-539
Rate	-1.0pp $-739	-0.5pp $-751	base $-762	+0.5pp $-774	+1.0pp $-785

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24055 Paseo del Lago #1251 Laguna Woods, CA	1.0	1.0	564	$3,182	$5.64	6d	1	0.01mi
24055 Paseo del Lago #1251 Laguna Woods, CA	1.0	1.0	564	$2,950	$5.23	25d	1	0.01mi
24055 Paseo Del Lago Laguna Woods, CA	—	1.0	500	$3,100	$6.20	44d	1	0.36mi
123 Sandpiper Ln Aliso Viejo, CA	1.0	1.0	622	$2,650	$4.26	8d	1	0.56mi
350 Artisan Dr Laguna Beach, CA	1.0–2.0	1.0–2.0	894	$2,656	$2.97	3d	32	1.04mi
5000 Capobella Aliso Viejo, CA	1.0	1.0	711	$2,798	$3.93	0d	4	1.08mi
956 Calle Aragon Unit C Laguna Woods, CA	1.0	1.0	675	$2,700	$4.00	44d	1	1.32mi

HOA detail condo

• Monthly dues: $2,700 · $32,400/yr
• Likely covers: internetcablepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $45,000 Active 28 DOM
2. 2026-06-17
   days on market $45,000 Active 27 DOM
3. 2026-06-16
   days on market $45,000 Active 26 DOM
4. 2026-06-15
   days on market $45,000 Active 25 DOM
5. 2026-06-13
   days on market $45,000 Active 23 DOM
6. 2026-06-13
   days on market $45,000 Active 22 DOM
7. 2026-06-09
   days on market $45,000 Active 19 DOM
8. 2026-06-08
   days on market $45,000 Active 18 DOM
9. 2026-06-07
   days on market $45,000 Active 17 DOM
10. 2026-06-04
    days on market $45,000 Active 14 DOM
11. 2026-06-03
    days on market $45,000 Active 13 DOM
12. 2026-06-02
    days on market $45,000 Active 12 DOM
13. 2026-06-01
    days on market $45,000 Active 11 DOM
14. 2026-05-31
    days on market $45,000 Active 10 DOM
15. 2026-05-21
    listed $45,000 Active
16. 2022-07-15
    soldstatus $40,000 Closed Sale 1512-char remark

    Show marketing remark (1512 chars)

    A fully remodeled unit at the Resort Style Senior Living at the Towers. This perfect sized B model on the 9th floor with views of gorgeous sunsets and distant hills. With 1 bedrooms and 1 bath, this model is just the right size. Inviting windows, floor to ceiling & wall to wall to take in the view. Laminate wood like flooring, travertine tile, newer cabinets and counters. The bathroom was redone as well and has tiled walk in shower. this is ready to move into. The kitchenette is just the right size for making breakfast and lunch. It comes with a refrigerator, two burner cook-top and plenty of storage. The bedroom makes this an ideal home with room for all you need. This home is easy to live in. Included in your monthly assessment is the evening meal, lunch is available for purchase, housekeeping, all utilities paid (except phone & internet) cable TV, planed activities and entertainment, an attended lobby/reception desk and more. This is truly resort living. Plus you enjoy all the wonderful amenities that Laguna Woods Village 55+ Gated Resort Community has to offer. 2 Professional Golf Courses and a 9 hole Executive Course, imagine playing 18 holes for less than $10.00, 7 clubs houses, 5 Pools, 2 Fitness Centers, lawn bowling, a state of the art Theater, Equestrian Center, Art Studios, over 200 Social Clubs and Organizations, Free Bus transportation within the community as well as to local shopping centers, medical building, all this and only 5 miles to beautiful Laguna Beach

17. 2022-07-11
    historical Active Under Contract 1512-char remark

    Show marketing remark (1512 chars)

    A fully remodeled unit at the Resort Style Senior Living at the Towers. This perfect sized B model on the 9th floor with views of gorgeous sunsets and distant hills. With 1 bedrooms and 1 bath, this model is just the right size. Inviting windows, floor to ceiling & wall to wall to take in the view. Laminate wood like flooring, travertine tile, newer cabinets and counters. The bathroom was redone as well and has tiled walk in shower. this is ready to move into. The kitchenette is just the right size for making breakfast and lunch. It comes with a refrigerator, two burner cook-top and plenty of storage. The bedroom makes this an ideal home with room for all you need. This home is easy to live in. Included in your monthly assessment is the evening meal, lunch is available for purchase, housekeeping, all utilities paid (except phone & internet) cable TV, planed activities and entertainment, an attended lobby/reception desk and more. This is truly resort living. Plus you enjoy all the wonderful amenities that Laguna Woods Village 55+ Gated Resort Community has to offer. 2 Professional Golf Courses and a 9 hole Executive Course, imagine playing 18 holes for less than $10.00, 7 clubs houses, 5 Pools, 2 Fitness Centers, lawn bowling, a state of the art Theater, Equestrian Center, Art Studios, over 200 Social Clubs and Organizations, Free Bus transportation within the community as well as to local shopping centers, medical building, all this and only 5 miles to beautiful Laguna Beach

18. 2022-06-28
    listed $42,599 Active 1512-char remark

    Show marketing remark (1512 chars)

    A fully remodeled unit at the Resort Style Senior Living at the Towers. This perfect sized B model on the 9th floor with views of gorgeous sunsets and distant hills. With 1 bedrooms and 1 bath, this model is just the right size. Inviting windows, floor to ceiling & wall to wall to take in the view. Laminate wood like flooring, travertine tile, newer cabinets and counters. The bathroom was redone as well and has tiled walk in shower. this is ready to move into. The kitchenette is just the right size for making breakfast and lunch. It comes with a refrigerator, two burner cook-top and plenty of storage. The bedroom makes this an ideal home with room for all you need. This home is easy to live in. Included in your monthly assessment is the evening meal, lunch is available for purchase, housekeeping, all utilities paid (except phone & internet) cable TV, planed activities and entertainment, an attended lobby/reception desk and more. This is truly resort living. Plus you enjoy all the wonderful amenities that Laguna Woods Village 55+ Gated Resort Community has to offer. 2 Professional Golf Courses and a 9 hole Executive Course, imagine playing 18 holes for less than $10.00, 7 clubs houses, 5 Pools, 2 Fitness Centers, lawn bowling, a state of the art Theater, Equestrian Center, Art Studios, over 200 Social Clubs and Organizations, Free Bus transportation within the community as well as to local shopping centers, medical building, all this and only 5 miles to beautiful Laguna Beach

19. 2021-03-16
    status Active
20. 2021-02-14
    listed $9,000 Active
21. 2021-01-31
    historical
22. 2021-01-11
    status Active
23. 2020-12-10
    historical Active Under Contract
24. 2020-11-22
    status Active
25. 2020-11-16
    historical Active Under Contract
26. 2020-10-29
    price $100
27. 2020-09-28
    listed $15,000 Active
28. 2020-09-10
    historical
29. 2018-10-05
    soldstatus $30,000 Closed Sale
30. 2018-10-05
    soldstatus $30,000
31. 2018-09-06
    status Pending Sale
32. 2018-08-18
    price $42,500
33. 2018-07-16
    listed $45,000 Active
34. 2017-10-16
    soldstatus $4,600 Closed Sale
35. 2017-09-19
    historical Active Under Contract
36. 2017-09-11
    price $5,500
37. 2017-08-19
    listed $8,500 Active
38. 2017-01-16
    historical Hold Do Not Show
39. 2017-01-15
    status Active
40. 2016-12-17
    historical Hold Do Not Show
41. 2016-12-04
    price $6,000
42. 2016-11-15
    listed $8,500 Active
43. 2014-05-23
    soldstatus $6,000 Closed
44. 2014-05-06
    status Pending
45. 2014-04-21
    price $6,000
46. 2013-11-20
    listed $10,000 Active
47. 2007-07-04
    historical
48. 2007-07-02
    soldstatus $60,000 Closed Sale
49. 2007-07-02
    soldstatus $60,000
50. 2007-06-01
    price $61,500

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $443 · $37/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $33,869
• − Mortgage interest: −$2,521
• − Property taxes: −$443
• − Insurance: −$225
• − Repairs & maintenance: −$2,710
• − Management: −$2,710
• − HOA: −$32,400
• − Depreciation: −$1,309
• Taxable loss: −$8,448
• Est. tax savings @ 24.0%: +$2,028
• After-tax cash flow: $-7,116/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

+28.6% since first listed

47 events — show timeline

• 2026-05-21 Listed $45,000 CRMLS
• 2022-07-15 Sold (MLS) $40,000 CRMLS
• 2022-07-11 Contingent — CRMLS
• 2022-06-28 Listed $42,599 CRMLS
• 2021-03-16 Relisted — CRMLS
• 2021-02-14 Listed $9,000 CRMLS
• 2021-01-31 Listing Removed — CRMLS
• 2021-01-11 Relisted — CRMLS
• 2020-12-10 Contingent — CRMLS
• 2020-11-22 Relisted — CRMLS
• 2020-11-16 Contingent — CRMLS
• 2020-10-29 Price Changed $100 CRMLS
• 2020-09-28 Listed $15,000 CRMLS
• 2020-09-10 Coming Soon — CRMLS
• 2018-10-05 Sold (Public Records) $30,000 Public Records
• 2018-10-05 Sold (MLS) $30,000 CRMLS
• 2018-09-06 Pending — CRMLS
• 2018-08-18 Price Changed $42,500 CRMLS
• 2018-07-16 Listed $45,000 CRMLS
• 2017-10-16 Sold (MLS) $4,600 CRMLS
• 2017-09-19 Contingent — CRMLS
• 2017-09-11 Price Changed $5,500 CRMLS
• 2017-08-19 Listed $8,500 CRMLS
• 2017-01-16 Delisted — CRMLS
• 2017-01-15 Relisted — CRMLS
• 2016-12-17 Delisted — CRMLS
• 2016-12-04 Price Changed $6,000 CRMLS
• 2016-11-15 Listed $8,500 CRMLS
• 2014-05-23 Sold (MLS) $6,000 CRMLS
• 2014-05-06 Pending — CRMLS
• 2014-04-21 Price Changed $6,000 CRMLS
• 2013-11-20 Listed $10,000 CRMLS
• 2007-07-04 Listing Removed — CRMLS
• 2007-07-02 Sold (Public Records) $60,000 Public Records
• 2007-07-02 Sold (MLS) $60,000 CRMLS
• 2007-06-01 Price Changed $61,500 CRMLS
• 2007-05-05 Price Changed $64,995 CRMLS
• 2007-04-05 Price Changed $69,500 CRMLS
• 2007-03-08 Price Changed $79,500 CRMLS
• 2007-02-22 Listed $84,500 CRMLS
• 2006-12-13 Sold (Public Records) $35,000 Public Records
• 2006-11-20 Sold (MLS) $35,000 CRMLS
• 2006-10-09 Listed $42,500 CRMLS
• 2006-05-25 Listing Removed — CRMLS
• 2006-02-25 Listed $86,000 CRMLS
• 2004-09-24 Sold (Public Records) $85,500 Public Records
• 1981-08-10 Sold (Public Records) $35,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $443 · +1.8% YoY. Source: county tax records.