3241 San Amadeo Unit 3F · Laguna Woods, CA 92637

$350,000

1 bd · 1.0 ba · 941 sqft · Condo public records · 19 Days on market

Built 1973 $938/mo HOA · 31% of rent

---

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).

• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Cash flow +5.6/30.0
• Schools +5.6/10.0
• Rent growth +4.2/5.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

GORGEOUS, VILLA PUERTA MODEL ON THE TOP FLOOR WITH AN ELEVATOR. 1 BED, 1 BATH. IF YOU ARE LOOKING FOR A COMPLETELY REMODELED HOME, THIS IS THE ONE. JUST MOVE IN AND ENJOY THE VIEW. HUGE LIVING ROOM, BEAUTIFUL PAINT, SCRAPED CEILINGS, LAMINATE FLOORING THROUGHOUT, DOUBLE PANE WINDOWS, SLIDING DOORS, CROWN MOLDING, RECESSED LED LIGHTING. THE KITCHEN HAS QUARTZ COUNTER TOP WITH GLASS TILED BACK-SPLASH, ALL STAINLESS STEEL APPLIANCE AND CUSTOM DESIGNED CABINETS, BATH FEATURES A LARGE WALK IN SHOWER WITH A BENCH AND THE BEDROOM HAS A LARGE WALK IN CLOSET. THIS HOME HAS NEW WATER HEATER, REVERSE OSMOSIS DRINKING WATER SYSTEM AND FULLY INSULATED ATTIC. ENJOY ALL THE WONDERFUL AMENITIES THAT LAGUNA WOODS 55+ SENIOR COMMUNITY HAS TO OFFER - 5 POOLS, 7 CLUB HOUSES, 3 GOLF COURSES, 2 FITNESS CENTER AND MUCH MORE. .. .. .

Key facts

• Upgraded kitchen
• Covered patio
• Step-in shower

Tags

• ELEVATOR ACCESS
• PRIVATE RECREATION ROOM
• RESERVED PARKING SPACE
• COVERED PATIO
• UPGRADED KITCHEN
• STEP-IN SHOWER

Property features AI

Finance

• Other: Located in Leisure World (LW) subdivision; Directions: From Gate 5 off El Toro, left on Via Mariposa; the building is on the left just after cul de sac 221 to clubhouse 4.
• HOA & community: Part of Laguna Hills Third Mutual association; Monthly association fee; Association amenities include: sewer, security, trash, clubhouse, billiard room, biking trails, dog park, golf, cable TV, pool, paddle tennis, sport court, hiking trails, multipurpose/recreational room, controlled access, spa, water, pet rules, horse trails, banquet facilities, gym/exercise room, pickleball, tennis, card room, meeting room, bocce ball court, guard; Senior community; Community size: 12,736 units

Exterior

• Parking: Subterranean parking with permit/decal; 1 garage space and 1 carport space (2 parking spaces total)
• Security: Gated community with guard; Controlled access; 24-hour security; Smoke detector
• Utilities: 220V in kitchen; Public sewer; District/public water; Telephone available in street; Cable available; Electricity connected; Water connected; Sewer connected
• Home design: Condominium in a multi-family building; Attached property; Garden Villa model; 3 total stories; entry on third floor via elevator; No one lives above; Accessible features with 36-inch or wider hallways
• Construction: Built by builder (year built source: builder)
• Exterior features: Covered patio; Deck; Association pool; Association spa; Has view; Paved road access

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Free standing range / Electric range; Refrigerator; Electric water heater
• Bedrooms: Primary bedroom on the main floor
• Flooring: Tile; Carpet; Stone
• Bathrooms: Remodeled bathroom with shower and bidet; Quartz counters in bathroom
• Heating & cooling: Heat pump; Radiant heating
• Interior features: Quartz counters; Living room deck attached; Sliding glass doors; Double door entry; Panel doors; One-level layout; Main floor primary bedroom; Main level: 1 bedroom, 1 bathroom; 24-hour security, gated community with guard; Smoke detector; Association spa
• Laundry & utility: Community laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-727 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (36.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (14.3% below list).
• Recommended offer: $222k (36.7% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 2.4% in Laguna Woods — 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 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $3,001/mo this rent would consume 61% 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 $23k of equity ($2k loan paydown + $21k 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 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $181k; list at $350k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $221,514 (36.7% 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 1973 — 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. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 3.80%
• Cash-on-cash: -8.91%
• DSCR: 0.60
• GRM: 9.7

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: 9.6%
• Equity multiple: 1.66×
• Total profit: $64,659
• Equity at exit: $217,460

10-year hold

• IRR: 12.5%
• Equity multiple: 3.61×
• Total profit: $256,136
• Equity at exit: $392,158

Cash invested: $98,000 (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: 9.7×

Monthly cashflow live

• Estimated rent: $3,001 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$179 /mo · $2,144/yr
• Insurance: −$146
• HOA: −$938
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-727

Break-even live

Break-even rent $3,921

Max offer price $221,514

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24055 Paseo del Lago #1251 Laguna Woods, CA	1.0	1.0	564	$2,950	$5.23	24d	1	0.10mi
24055 Paseo del Lago #1251 Laguna Woods, CA	1.0	1.0	564	$3,182	$5.64	6d	1	0.10mi
24055 Paseo del Lago #963 Laguna Woods, CA	2.0	2.0	1100	$3,400	$3.09	24d	1	0.10mi
3274 San Amadeo Unit A Laguna Woods, CA	2.0	2.0	1079	$3,100	$2.87	24d	1	0.18mi
3365 Punta Alta Unit 3F Laguna Woods, CA	1.0	1.5	837	$2,700	$3.23	17d	1	0.32mi
116 Night Heron Ln Aliso Viejo, CA	2.0	2.0	1000	$3,450	$3.45	44d	1	0.33mi
3496 Monte Hermoso Laguna Woods, CA	2.0	2.0	1104	$3,100	$2.81	44d	1	0.42mi
58 Cinnamon Teal Aliso Viejo, CA	2.0	2.0	975	$5,000	$5.13	44d	1	0.45mi
110 Sandpiper Ln Aliso Viejo, CA	2.0	2.0	849	$2,775	$3.27	44d	1	0.50mi
123 Sandpiper Ln Aliso Viejo, CA	1.0	1.0	622	$2,650	$4.26	8d	1	0.50mi
91 Whippoorwill Ln Aliso Viejo, CA	2.0	2.0	1000	$3,250	$3.25	24d	1	0.51mi
3054 Via Serena S Laguna Woods, CA	2.0	2.0	950	$3,500	$3.68	44d	1	0.65mi
3037 Via Vis Laguna Woods, CA	2.0	2.0	1000	$2,600	$2.60	19d	1	0.66mi
3092 Via Serena N Unit D Laguna Woods, CA	2.0	2.0	989	$2,700	$2.73	17d	1	0.69mi
5000 Capobella Aliso Viejo, CA	1.0–2.0	1.0–2.0	859	$2,500	$2.91	2d	6	0.99mi
350 Artisan Dr Laguna Beach, CA	1.0–2.0	1.0–2.0	894	$2,656	$2.97	3d	32	1.01mi
956 Calle Aragon Unit C Laguna Woods, CA	1.0	1.0	675	$2,700	$4.00	44d	1	1.27mi
281 Avenida Carmel Unit 0Q Laguna Woods, CA	1.0	1.0	770	$2,300	$2.99	44d	1	1.33mi
2014 Via Mariposa W Unit A Laguna Woods, CA	2.0	2.0	1040	$2,850	$2.74	44d	1	1.36mi
22311 Caminito Escobedo Laguna Hills, CA	2.0	1.5	1041	$3,800	$3.65	21d	1	1.41mi
2324 Via Puerta Laguna Woods, CA	2.0	2.0	1009	$2,800	$2.78	44d	1	1.46mi

HOA detail condo

• Monthly dues: $938 · $11,256/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $350,000 Active 19 DOM
2. 2026-06-17
   days on market $350,000 Active 18 DOM
3. 2026-06-16
   days on market $350,000 Active 17 DOM
4. 2026-06-15
   days on market $350,000 Active 16 DOM
5. 2026-06-13
   days on market $350,000 Active 14 DOM
6. 2026-06-13
   days on market $350,000 Active 13 DOM
7. 2026-06-09
   days on market $350,000 Active 10 DOM
8. 2026-06-08
   days on market $350,000 Active 9 DOM
9. 2026-06-07
   days on market $350,000 Active 8 DOM
10. 2026-06-04
    days on market $350,000 Active 5 DOM
11. 2026-06-03
    days on market $350,000 Active 4 DOM
12. 2026-06-02
    days on market $350,000 Active 3 DOM
13. 2026-06-01
    days on market $350,000 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $350,000 Active 1 DOM

ⓘ 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: $2,144 · $179/mo
• Projected year-2 tax: $2,660 · $222/mo
• Expected delta: +$516/yr (+$43/mo · 24.1%)

ⓘ 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 3/10 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: $36,009
• − Mortgage interest: −$19,605
• − Property taxes: −$2,144
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,881
• − Management: −$2,881
• − HOA: −$11,256
• − Depreciation: −$10,182
• Taxable loss: −$14,690
• Est. tax savings @ 24.0%: +$3,525
• After-tax cash flow: $-5,203/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

+1066.7% since first listed

14 events — show timeline

• 2026-05-30 Listed $350,000 CRMLS
• 2016-01-20 Sold (Public Records) $181,000 Public Records
• 2016-01-20 Sold (MLS) $181,000 CRMLS
• 2016-01-07 Pending — CRMLS
• 2015-12-29 Contingent — CRMLS
• 2015-12-15 Price Changed $194,000 CRMLS
• 2015-09-19 Listed $198,000 CRMLS
• 2014-01-30 Sold (MLS) $150,000 CRMLS
• 2014-01-27 Sold (Public Records) $150,000 Public Records
• 2013-12-30 Pending — CRMLS
• 2013-12-17 Listed $162,500 CRMLS
• 2003-03-14 Sold (Public Records) $139,000 Public Records
• 1999-06-23 Sold (Public Records) $77,000 Public Records
• 1979-10-02 Sold (Public Records) $30,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,144 · +1.9% YoY. Source: county tax records.