30802 Coast Unit G12 · Laguna Beach, CA 92651

$399,500

2 bd · 2.0 ba · 1,068 sqft · Manufactured · 71 Days on market

Built 2001 8,196 sqft lot $374/sqft · 6% above area Est $377k · 6% over

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• ARV discount +4.8/15.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Live the Laguna Beach lifestyle—without the Laguna Beach price tag! This 2-bedroom, 2-bath home in the ocean-view community of Laguna Terrace offers stunning ocean and canyon views in one of Southern California’s most iconic coastal settings. Located in South Laguna Beach, just across Coast Highway from the world-renowned Montage resort and beautiful sandy beaches, this home puts you right in the heart of it all—close by the ocean, sunset views, and easy access to local shops and dining. Just recently painted inside and out, new finished kitchen cabinets, and new laminate wood flooring! Laguna Terrace is a land lease community, offering a unique and more accessible way to enjoy coastal living. With a monthly land lease of $5,250/month with annual increases of 3% or CPI (whichever is greater). There are no traditional property taxes, this is a great opportunity for buyers looking for a different path to homeownership in an area where prices are typically much higher. Whether you're looking for a full-time residence or a beachside getaway, this home invites you to think a little differently—and live a lot better. Laguna Terrace residents enjoy access to resort-style amenities including a pool, spa, fitness center, and clubhouse. Home Serial #'s:17615128AP/BP

Key facts

• Fitness center
• Spa
• Ocean views

Tags

• OCEAN VIEWS
• CANYON VIEWS
• RESORT STYLE AMENITIES
• POOL
• SPA
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $400k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $400k).
• Recommended offer: $376k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 0.7% in Laguna Beach — 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 68/100 on livability (#276 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, crime A; Watch: commute D+, amenities F, cost of living F.
• Laguna Beach Unified (suburban): math 25% / reading 25% proficiency, ranked #343 of 517 in CA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.2%/yr); 221 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).

Forward outlook

• In year one you build about $27k of equity ($3k loan paydown + $25k appreciation (6.2% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.2% appreciation + 0.0% rent growth), your $112k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $46k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $400k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $375,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.67% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.97%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $377,000
• List price: $399,500
• Delta: 5.97%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30802 S Coast Hwy Unit K51	0.00mi	2/2.0	1,051 (-2%)	17mo	$420,000	$400	83
30802 S Coast Hwy Unit F15	0.00mi	2/2.0	1,176 (+10%)	15mo	$499,000	$424	71
30802 Coast Unit K17	0.00mi	3/2.0 (+1)	1,169 (+10%)	13mo	$375,000	$321	69
30802 Coast Hwy Unit A8	0.00mi	2/2.5	1,200 (+12%)	11mo	$1,025,000	$854	68
30802 Coast Hwy Unit F14	0.00mi	2/2.0	920 (-14%)	12mo	$375,900	$409	67
30802 Coast Hwy Unit C2	0.00mi	2/2.0	910 (-15%)	10mo	$450,000	$495	67
30802 Coast Hwy Unit C1	0.00mi	2/2.0	1,158 (+8%)	23mo	$500,000	$432	67
30802 Coast Hwy Unit D3	0.00mi	1/2.0 (-1)	968 (-9%)	20mo	$355,000	$367	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.19% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 3.29×
• Total profit: $256,340
• Equity at exit: $255,983

10-year hold

• IRR: 31.8%
• Equity multiple: 6.33×
• Total profit: $595,981
• Equity at exit: $468,449

Cash invested: $111,860 (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 92651

• Home prices YoY: 1.6%
• Rents YoY: -0.2%
• Active inventory: 221
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $6,677 high
• Mortgage (P&I): −$2,095
• Tax est. 1.5%: −$499 /mo · $5,992/yr
• Insurance: −$166
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,402
• Net cashflow: $2,447

Break-even live

Break-even rent $3,579

Max offer price $399,500

Occupancy floor 58%

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: $99,875
• Closing costs: $11,985
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2915 Rounsevel Ter Laguna Beach, CA	3.0	2.0	1300	$10,000	$7.69	44d	1	0.25mi
2859 Wards Ter Laguna Beach, CA	2.0	2.0	1100	$8,000	$7.27	44d	1	0.40mi
2857 Wards Ter Laguna Beach, CA	2.0	2.0	1100	$8,000	$7.27	44d	1	0.40mi
30872 Marilyn Dr Laguna Beach, CA	3.0	2.0	1412	$7,800	$5.52	25d	1	0.40mi
30872 Marilyn Dr Laguna Beach, CA	3.0	2.0	1412	$7,800	$5.52	44d	1	0.40mi
200 Alta Vista Way Unit B Laguna Beach, CA	1.0	1.5	850	$4,500	$5.29	44d	1	0.43mi
21702 Ocean Vista Dr Unit B Laguna Beach, CA	2.0	1.0	1000	$7,500	$7.50	25d	1	0.44mi
21722 Ocean Vista Dr Unit D Laguna Beach, CA	2.0	1.0	1000	$5,200	$5.20	8d	1	0.46mi
2626 Solana Way Laguna Beach, CA	2.0	1.0	870	$4,950	$5.69	44d	1	0.51mi
151 Rockledge Ter Laguna Beach, CA	2.0	2.0	1267	$12,000	$9.47	44d	1	0.55mi
915 Miramar St Laguna Beach, CA	3.0	2.0	1260	$6,995	$5.55	18d	1	0.64mi
222 Arch St Unit 3 Laguna Beach, CA	2.0	2.0	1050	$4,500	$4.29	19d	1	0.69mi
989 La Mirada St Laguna Beach, CA	3.0	2.5	1491	$7,800	$5.23	5d	1	0.71mi
989 La Mirada St Laguna Beach, CA	3.0	2.0	1391	$8,900	$6.40	44d	1	0.71mi
31191 Monterey St Laguna Beach, CA	2.0	1.5	1100	$8,500	$7.73	44d	1	0.78mi
240 Moss St #15 Laguna Beach, CA	1.0	1.0	777	$5,500	$7.08	44d	1	0.82mi
240 Moss St #4 Laguna Beach, CA	2.0	2.0	1169	$8,000	$6.84	44d	1	0.82mi
2173 Crestview Dr Laguna Beach, CA	1.0	1.0	800	$4,500	$5.62	44d	1	0.82mi
161 Ruby St Laguna Beach, CA	3.0	2.0	1463	$9,750	$6.66	44d	1	0.87mi
2037 S Coast Hwy Unit 12 Laguna Beach, CA	2.0	1.0	853	$4,650	$5.45	19d	1	0.90mi
2037 S Coast Hwy Unit 11 Laguna Beach, CA	2.0	1.0	853	$4,600	$5.39	25d	1	0.90mi
2007 S Coast Hwy Unit Unite Laguna Beach, CA	1.0	1.0	877	$4,000	$4.56	44d	1	0.93mi
1360 Baja St Laguna Beach, CA	1.0	1.0	900	$3,100	$3.44	44d	1	1.02mi
31423 COAST Hwy Laguna Beach, OS	2.0	2.0	1100	$7,000	$6.36	44d	1	1.04mi
1821 Glenneyre St Laguna Beach, CA	1.0	1.0	800	$3,500	$4.38	25d	1	1.04mi
1625 Catalina St Laguna Beach, CA	2.0	2.0	1500	$7,200	$4.80	8d	1	1.16mi
31494 West St Unit B Laguna Beach, CA	2.0	1.0	1120	$3,650	$3.26	25d	1	1.17mi
31494 West St Laguna Beach, CA	2.0	1.0	1100	$3,650	$3.32	19d	1	1.17mi
1585 S Coast Hwy #32 Laguna Beach, CA	2.0	2.0	1155	$9,500	$8.23	25d	1	1.21mi
1504 Carmelita St Laguna Beach, CA	2.0	1.0	800	$5,347	$6.68	44d	1	1.25mi
31561 Table Rock Dr #105 Laguna Beach, CA	2.0	2.5	1236	$14,900	$12.06	25d	1	1.29mi
31561 Table Rock Dr Laguna Beach, CA	2.0	2.0–2.5	1186	$13,200	$11.13	44d	2	1.29mi
1466 Randall Way Laguna Beach, CA	2.0	2.0	1358	$5,500	$4.05	44d	1	1.30mi
477 Mountain Rd Laguna Beach, CA	2.0	1.5	900	$5,200	$5.78	19d	1	1.33mi
31641 2nd Ave Laguna Beach, CA	2.0	1.0	1000	$6,000	$6.00	44d	1	1.34mi
31672 Sea Bluff Ln Laguna Beach, CA	1.0	1.0	800	$4,995	$6.24	44d	1	1.37mi
31671 Seacove Dr Unit A Laguna Beach, CA	1.0	1.0	940	$4,495	$4.78	44d	1	1.38mi
31671 Seacove Dr Unit A Laguna Beach, CA	1.0	1.0	940	$4,495	$4.78	25d	1	1.38mi
31656 Wildwood Rd Laguna Beach, CA	2.0	1.0	890	$11,000	$12.36	44d	1	1.38mi
31676 Seacove Dr Laguna Beach, CA	2.0	2.0	1489	$15,000	$10.07	11d	1	1.39mi

Listing history 26 events

1. 2026-06-18
   days on market $399,500 Active 71 DOM
2. 2026-06-17
   days on market $399,500 Active 70 DOM
3. 2026-06-16
   days on market $399,500 Active 69 DOM
4. 2026-06-15
   days on market $399,500 Active 68 DOM
5. 2026-06-13
   days on market $399,500 Active 66 DOM
6. 2026-06-13
   days on market $399,500 Active 65 DOM
7. 2026-06-09
   days on market $399,500 Active 62 DOM
8. 2026-06-08
   days on market $399,500 Active 61 DOM
9. 2026-06-07
   days on market $399,500 Active 60 DOM
10. 2026-06-04
    days on market $399,500 Active 57 DOM
11. 2026-06-03
    days on market $399,500 Active 56 DOM
12. 2026-06-02
    days on market $399,500 Active 55 DOM
13. 2026-06-01
    days on market $399,500 Active 54 DOM
14. 2026-05-31
    days on market $399,500 Active 53 DOM
15. 2026-04-25
    price $399,500 1300-char remark

    Show marketing remark (1300 chars)

    Live the Laguna Beach lifestyle—without the Laguna Beach price tag! This 2-bedroom, 2-bath home in the ocean-view community of Laguna Terrace offers stunning ocean and canyon views in one of Southern California’s most iconic coastal settings. Located in South Laguna Beach, just across Coast Highway from the world-renowned Montage resort and beautiful sandy beaches, this home puts you right in the heart of it all—close by the ocean, sunset views, and easy access to local shops and dining. Just recently painted inside and out, new finished kitchen cabinets, and new laminate wood flooring! Laguna Terrace is a land lease community, offering a unique and more accessible way to enjoy coastal living. With a monthly land lease of $5,250/month with annual increases of 3% or CPI (whichever is greater). There are no traditional property taxes, this is a great opportunity for buyers looking for a different path to homeownership in an area where prices are typically much higher. Whether you're looking for a full-time residence or a beachside getaway, this home invites you to think a little differently—and live a lot better. Laguna Terrace residents enjoy access to resort-style amenities including a pool, spa, fitness center, and clubhouse. Home Serial #'s:17615128AP/BP

16. 2026-04-08
    listed $445,000 Active 1300-char remark

    Show marketing remark (1300 chars)

    Live the Laguna Beach lifestyle—without the Laguna Beach price tag! This 2-bedroom, 2-bath home in the ocean-view community of Laguna Terrace offers stunning ocean and canyon views in one of Southern California’s most iconic coastal settings. Located in South Laguna Beach, just across Coast Highway from the world-renowned Montage resort and beautiful sandy beaches, this home puts you right in the heart of it all—close by the ocean, sunset views, and easy access to local shops and dining. Just recently painted inside and out, new finished kitchen cabinets, and new laminate wood flooring! Laguna Terrace is a land lease community, offering a unique and more accessible way to enjoy coastal living. With a monthly land lease of $5,250/month with annual increases of 3% or CPI (whichever is greater). There are no traditional property taxes, this is a great opportunity for buyers looking for a different path to homeownership in an area where prices are typically much higher. Whether you're looking for a full-time residence or a beachside getaway, this home invites you to think a little differently—and live a lot better. Laguna Terrace residents enjoy access to resort-style amenities including a pool, spa, fitness center, and clubhouse. Home Serial #'s:17615128AP/BP

17. 2024-12-31
    historical
18. 2024-10-03
    status Active
19. 2024-09-30
    historical
20. 2024-08-02
    price $380,000
21. 2024-05-23
    listed $430,000 Active
22. 2019-08-06
    historical
23. 2019-06-30
    listed $198,000 Active
24. 2011-10-05
    soldstatus $75,000 Closed
25. 2011-08-22
    status Pending
26. 2011-07-27
    listed $85,000 Active

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 79% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $80,121
• − Mortgage interest: −$22,378
• − Property taxes: −$5,992
• − Insurance: −$2,795
• − Repairs & maintenance: −$6,410
• − Management: −$6,410
• − Depreciation: −$11,622
• Taxable income: $24,514
• Est. tax owed @ 24.0%: −$5,883
• After-tax cash flow: $23,484/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: Laguna Beach Unified
• NCES district ID: 0620370
• Math proficiency: 25% ▼ -53.00%
• Reading proficiency: 25% ▼ -58.00%
• Median HH income: $92,428
• Composite: 26.12/100
• National rank: #7282
• State rank: #343 of 517 in CA

Livability — Laguna Beach

• Score: 68/100
• State rank: #276
• US rank: #9291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laguna Beach, CA
• County: Orange County · 3,096,323 people
• City population: 23,557
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 23,557
• Household income: $146,604
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1265.0

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 9% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 5% Lithuanian 4% Italian 3%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% German/W. Germanic 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: ▲ 6.19%
• Current HPI: 397.9008
• Rent YoY: ▼ -0.21%
• 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

+370.0% since first listed

12 events — show timeline

• 2026-04-25 Price Changed $399,500 CRMLS
• 2026-04-08 Listed $445,000 CRMLS
• 2024-12-31 Listing Removed — CRMLS
• 2024-10-03 Relisted — CRMLS
• 2024-09-30 Listing Removed — CRMLS
• 2024-08-02 Price Changed $380,000 CRMLS
• 2024-05-23 Listed $430,000 CRMLS
• 2019-08-06 Listing Removed — CRMLS
• 2019-06-30 Listed $198,000 CRMLS
• 2011-10-05 Sold (MLS) $75,000 CRMLS
• 2011-08-22 Pending — CRMLS
• 2011-07-27 Listed $85,000 CRMLS

Property tax history

-3.3%/yr

Latest (2025): $291 · +0.0% YoY. Source: county tax records.