24921 Muirlands Blvd #63 · Lake Forest, CA 92630

$300,000

2 bd · 2.0 ba · 1,512 sqft · Manufactured · 101 Days on market

Built 2006 $198/sqft · 80% above area

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +5.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highly sought after 55+ community of the El Toro Estates. Where the Second person can be 18 years or older to reside in the park. This Wonderfully maintained manufactured home was built in 2006 and is positioned on a corner lot with swaying palm trees and a nicely landscaped yard. This conveniently located home in the heart of Orange County is highly desired. Step inside this lovely layout, including 2 bedrooms and 2 baths with newer carpeting, Large Vaulted ceilings and lots of windows to flood the home with light as you enjoy the breezes. This home also has a large eat in kitchen and abundance of cabinets and quartz counter tops with a very large dining area to host your family and guest. Both bedrooms have ceiling fans and great separation for privacy. Both outdoor areas have Trex decking for easy maintenance and pet friendly fenced in yard. A large driveway and a custom storage shed and newer roof. As a resident of this Great park community, you'll have access to a wealth of amenities, including a clubhouse with monthly social events. A very large swimming pool and Spa, exercise room, shuffleboard courts, BBQ areas, and outdoor spaces. Don't miss this well-appointed home where every aspect of the home has been carefully crafted to cater to the discerning homeowner.

Key facts

• Large eat in kitchen
• Landscaped yard
• Large dining area

Tags

• CORNER LOT
• LANDSCAPED YARD
• LARGE EAT IN KITCHEN
• ABUNDANCE OF CABINETS
• QUARTZ COUNTER TOPS
• LARGE DINING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $273k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.1% in Lake Forest — 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 65/100 on livability (#387 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B; Watch: commute C-, amenities F, 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 (+2.5%/yr); 205 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 34% of the median local income ($126k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• 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 101 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y ago; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $273,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $166,582
• List price: $300,000
• Delta: 80.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24921 Muirlands Blvd #23	0.00mi	2/2.0	1,488 (-2%)	2mo	$199,000	$134	96
24921 Muirlands #13	0.00mi	2/2.0	1,440 (-5%)	4mo	$175,000	$122	89
24921 Muirlands blvd #78	0.07mi	2/2.0	1,570 (+4%)	3mo	$224,000	$143	88
24921 Muirlands Blvd #28	0.07mi	2/2.0	1,440 (-5%)	1mo	$170,000	$118	88
24921 Muirlands Blvd #209	0.14mi	2/2.0	1,440 (-5%)	1mo	$152,500	$106	84
24921 Muirlands Blvd #265	0.14mi	2/2.0	1,440 (-5%)	2mo	$185,000	$128	83
24921 Muirlands Blvd Spc 114	0.07mi	2/2.0	1,440 (-5%)	10mo	$207,000	$144	81
24701 Raymond Way #39	0.45mi	2/2.0	1,440 (-5%)	5mo	$202,500	$141	67
24701 Raymond Ave #120	0.35mi	3/2.0 (+1)	1,608 (+6%)	2mo	$375,000	$233	66
24701 Raymond Way #81	0.27mi	3/2.0 (+1)	1,660 (+10%)	6mo	$333,000	$201	61
24701 Raymond Way #230	0.45mi	2/2.0	1,680 (+11%)	7mo	$230,000	$137	55
24701 Raymond Way #170	0.35mi	2/2.0	1,728 (+14%)	9mo	$230,000	$133	52

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

Projected returns pro-forma

-3.0% appreciation · 2.51% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.96×
• Total profit: $-2,952
• Equity at exit: $44,731

10-year hold

• IRR: 8.2%
• Equity multiple: 1.61×
• Total profit: $51,520
• Equity at exit: $25,939

Cash invested: $84,000 (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 92630

• Rents YoY: 2.5%
• Active inventory: 205
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,566 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $744

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 74%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25092 Farthing St Lake Forest, CA	1.0–2.0	1.0–2.0	881	$3,303	$3.75	3d	5	0.68mi
6 Quinn Way Mission Viejo, CA	3.0	3.5	1716	$4,100	$2.39	20d	1	0.68mi
62 Aliso Ridge Loop Mission Viejo, CA	2.0	2.5	1560	$3,795	$2.43	24d	1	0.70mi
23151 Los Alisos Blvd Mission Viejo, CA	1.0–3.0	1.0–2.0	1091	$2,654	$2.43	2d	1	0.87mi
24391 Avenida de la Carlota Laguna Hills, CA	1.0–2.0	1.0–2.0	957	$3,965	$4.14	1d	18	0.92mi
24621 Overlake Dr Lake Forest, CA	3.0	2.0	1677	$4,350	$2.59	24d	1	1.02mi
22835 Islamare Ln Lake Forest, CA	3.0	2.5	1860	$6,600	$3.55	12d	1	1.16mi
158 Avenida Majorca Unit D Laguna Woods, CA	2.0	1.0	1300	$3,200	$2.46	43d	1	1.19mi
22892 Plainview Cir Lake Forest, CA	3.0	2.0	1836	$5,400	$2.94	43d	1	1.23mi
169 Avenida Majorca Unit B Laguna Woods, CA	3.0	1.0	1200	$1,400	$1.17	43d	1	1.24mi
24151 El Tiradore Cir Mission Viejo, CA	1.0	1.0	1050	$2,550	$2.43	4d	1	1.27mi
22602 Cottonwood Cir Lake Forest, CA	3.0	2.0	1301	$4,250	$3.27	43d	1	1.27mi
205 Avenida Majorca Unit A Laguna Woods, CA	2.0	2.0	1278	$3,600	$2.82	43d	1	1.31mi
24299 Paseo De Valencia Laguna Woods, CA	2.0	2.0	1347	$3,770	$2.80	22d	7	1.34mi
221 Avenida Majorca Unit D Laguna Woods, CA	2.0	2.0	1438	$3,200	$2.23	24d	1	1.35mi
969 Calle Aragon Unit 1B Laguna Woods, CA	2.0	2.0	1195	$2,900	$2.43	24d	1	1.38mi
2022 Via Mariposa E Unit B Laguna Woods, CA	2.0	2.0	1325	$3,200	$2.42	19d	1	1.39mi
22700 Lake Forest Dr Lake Forest, CA	1.0–3.0	1.0–2.0	1008	$3,248	$3.22	4d	1	1.41mi
2022 Via Mariposa E Unit D Laguna Woods, CA	2.0	2.0	1305	$4,000	$3.07	43d	1	1.43mi
2269 Via Puerta Unit N Laguna Woods, CA	2.0	2.0	1057	$2,700	$2.55	19d	1	1.44mi
2369 Via Mariposa E Unit 1B Laguna Woods, CA	2.0	2.0	1340	$2,950	$2.20	43d	1	1.45mi
2369 Via Mariposa E Unit 3H Laguna Woods, CA	3.0	3.0	1663	$3,750	$2.25	43d	1	1.45mi
2293 Via Puerta Unit O Laguna Woods, CA	2.0	2.0	1057	$3,100	$2.93	19d	1	1.47mi
2299 Via Puerta Unit F Laguna Woods, CA	2.0	3.0	1530	$3,500	$2.29	19d	1	1.48mi
59 Calle Cadiz Unit B Laguna Woods, CA	2.0	2.0	1070	$3,500	$3.27	43d	1	1.49mi

Listing history 46 events

1. 2026-06-18
   days on market $300,000 Active 101 DOM
2. 2026-06-17
   days on market $300,000 Active 100 DOM
3. 2026-06-16
   days on market $300,000 Active 99 DOM
4. 2026-06-15
   days on market $300,000 Active 98 DOM
5. 2026-06-13
   days on market $300,000 Active 96 DOM
6. 2026-06-13
   days on market $300,000 Active 95 DOM
7. 2026-06-09
   days on market $300,000 Active 92 DOM
8. 2026-06-08
   days on market $300,000 Active 91 DOM
9. 2026-06-07
   days on market $300,000 Active 90 DOM
10. 2026-06-04
    days on market $300,000 Active 87 DOM
11. 2026-06-03
    days on market $300,000 Active 86 DOM
12. 2026-06-02
    days on market $300,000 Active 85 DOM
13. 2026-06-01
    days on market $300,000 Active 84 DOM
14. 2026-05-31
    days on market $300,000 Active 83 DOM
15. 2026-05-02
    price $300,000 1289-char remark

    Show marketing remark (1289 chars)

    Highly sought after 55+ community of the El Toro Estates. Where the Second person can be 18 years or older to reside in the park. This Wonderfully maintained manufactured home was built in 2006 and is positioned on a corner lot with swaying palm trees and a nicely landscaped yard. This conveniently located home in the heart of Orange County is highly desired. Step inside this lovely layout, including 2 bedrooms and 2 baths with newer carpeting, Large Vaulted ceilings and lots of windows to flood the home with light as you enjoy the breezes. This home also has a large eat in kitchen and abundance of cabinets and quartz counter tops with a very large dining area to host your family and guest. Both bedrooms have ceiling fans and great separation for privacy. Both outdoor areas have Trex decking for easy maintenance and pet friendly fenced in yard. A large driveway and a custom storage shed and newer roof. As a resident of this Great park community, you'll have access to a wealth of amenities, including a clubhouse with monthly social events. A very large swimming pool and Spa, exercise room, shuffleboard courts, BBQ areas, and outdoor spaces. Don't miss this well-appointed home where every aspect of the home has been carefully crafted to cater to the discerning homeowner.

16. 2026-04-25
    status Active 1289-char remark

    Show marketing remark (1289 chars)

    Highly sought after 55+ community of the El Toro Estates. Where the Second person can be 18 years or older to reside in the park. This Wonderfully maintained manufactured home was built in 2006 and is positioned on a corner lot with swaying palm trees and a nicely landscaped yard. This conveniently located home in the heart of Orange County is highly desired. Step inside this lovely layout, including 2 bedrooms and 2 baths with newer carpeting, Large Vaulted ceilings and lots of windows to flood the home with light as you enjoy the breezes. This home also has a large eat in kitchen and abundance of cabinets and quartz counter tops with a very large dining area to host your family and guest. Both bedrooms have ceiling fans and great separation for privacy. Both outdoor areas have Trex decking for easy maintenance and pet friendly fenced in yard. A large driveway and a custom storage shed and newer roof. As a resident of this Great park community, you'll have access to a wealth of amenities, including a clubhouse with monthly social events. A very large swimming pool and Spa, exercise room, shuffleboard courts, BBQ areas, and outdoor spaces. Don't miss this well-appointed home where every aspect of the home has been carefully crafted to cater to the discerning homeowner.

17. 2026-04-22
    historical 1289-char remark

    Show marketing remark (1289 chars)

    Highly sought after 55+ community of the El Toro Estates. Where the Second person can be 18 years or older to reside in the park. This Wonderfully maintained manufactured home was built in 2006 and is positioned on a corner lot with swaying palm trees and a nicely landscaped yard. This conveniently located home in the heart of Orange County is highly desired. Step inside this lovely layout, including 2 bedrooms and 2 baths with newer carpeting, Large Vaulted ceilings and lots of windows to flood the home with light as you enjoy the breezes. This home also has a large eat in kitchen and abundance of cabinets and quartz counter tops with a very large dining area to host your family and guest. Both bedrooms have ceiling fans and great separation for privacy. Both outdoor areas have Trex decking for easy maintenance and pet friendly fenced in yard. A large driveway and a custom storage shed and newer roof. As a resident of this Great park community, you'll have access to a wealth of amenities, including a clubhouse with monthly social events. A very large swimming pool and Spa, exercise room, shuffleboard courts, BBQ areas, and outdoor spaces. Don't miss this well-appointed home where every aspect of the home has been carefully crafted to cater to the discerning homeowner.

18. 2026-03-24
    price $310,000 1289-char remark

    Show marketing remark (1289 chars)

    Highly sought after 55+ community of the El Toro Estates. Where the Second person can be 18 years or older to reside in the park. This Wonderfully maintained manufactured home was built in 2006 and is positioned on a corner lot with swaying palm trees and a nicely landscaped yard. This conveniently located home in the heart of Orange County is highly desired. Step inside this lovely layout, including 2 bedrooms and 2 baths with newer carpeting, Large Vaulted ceilings and lots of windows to flood the home with light as you enjoy the breezes. This home also has a large eat in kitchen and abundance of cabinets and quartz counter tops with a very large dining area to host your family and guest. Both bedrooms have ceiling fans and great separation for privacy. Both outdoor areas have Trex decking for easy maintenance and pet friendly fenced in yard. A large driveway and a custom storage shed and newer roof. As a resident of this Great park community, you'll have access to a wealth of amenities, including a clubhouse with monthly social events. A very large swimming pool and Spa, exercise room, shuffleboard courts, BBQ areas, and outdoor spaces. Don't miss this well-appointed home where every aspect of the home has been carefully crafted to cater to the discerning homeowner.

19. 2026-03-06
    listed $335,000 Active 1289-char remark

    Show marketing remark (1289 chars)

    Highly sought after 55+ community of the El Toro Estates. Where the Second person can be 18 years or older to reside in the park. This Wonderfully maintained manufactured home was built in 2006 and is positioned on a corner lot with swaying palm trees and a nicely landscaped yard. This conveniently located home in the heart of Orange County is highly desired. Step inside this lovely layout, including 2 bedrooms and 2 baths with newer carpeting, Large Vaulted ceilings and lots of windows to flood the home with light as you enjoy the breezes. This home also has a large eat in kitchen and abundance of cabinets and quartz counter tops with a very large dining area to host your family and guest. Both bedrooms have ceiling fans and great separation for privacy. Both outdoor areas have Trex decking for easy maintenance and pet friendly fenced in yard. A large driveway and a custom storage shed and newer roof. As a resident of this Great park community, you'll have access to a wealth of amenities, including a clubhouse with monthly social events. A very large swimming pool and Spa, exercise room, shuffleboard courts, BBQ areas, and outdoor spaces. Don't miss this well-appointed home where every aspect of the home has been carefully crafted to cater to the discerning homeowner.

20. 2024-05-30
    soldstatus $285,000 Closed Sale 2018-char remark

    Show marketing remark (2018 chars)

    Welcome to the epitome of turn-key living in the highly sought-after 55+ community of El Toro Mobile Home Estates where residents aged 18 and over are warmly welcome, provided the registered owner is 55+. This meticulously maintained manufactured home, gracefully positioned on a coveted corner lot, offers an unparalleled blend of convenience and style. Step inside to discover a thoughtfully designed layout featuring 2 bedrooms and 2 baths, including a spacious primary bedroom adorned with a ceiling fan and boasting a walk-in closet for ample storage, and a direct access to the serene covered back porch, providing the perfect spot to unwind and enjoy the outdoors. The secondary bedroom also features a ceiling fan and a built-in desk, ideal for a home office or creative space. Vaulted ceilings and a tray ceiling in the living room create an airy ambiance, complemented by plenty of natural light that floods the interior. A built-in entertainment center adds convenience and charm, while the formal dining area provides an elegant setting for hosting gatherings. A well-appointed kitchen, complete with a breakfast nook, skylight, ample maple cabinets, and a pantry for storage. Step outside to discover Trex decking material gracing both the front covered porch and back porch, offering low-maintenance outdoor living spaces. Additional features of this home include a new roof and fresh exterior paint, ensuring both curb appeal and peace of mind. Plus, a covered carport for 2 cars provides convenient parking, with a shed for added storage. As a resident of this esteemed community, you'll have access to a wealth of amenities, including a clubhouse, swimming pool, Jacuzzi, exercise room, shuffleboard courts, BBQ areas, and outdoor dining spaces, providing endless opportunities for relaxation and recreation. Discover unparalleled sophistication and meticulous attention to detail at 24921 Muirlands Blvd. #63. Every aspect of this home has been carefully crafted to cater to the discerning homeowner.

21. 2024-05-15
    status Pending Sale 2018-char remark

    Show marketing remark (2018 chars)

    Welcome to the epitome of turn-key living in the highly sought-after 55+ community of El Toro Mobile Home Estates where residents aged 18 and over are warmly welcome, provided the registered owner is 55+. This meticulously maintained manufactured home, gracefully positioned on a coveted corner lot, offers an unparalleled blend of convenience and style. Step inside to discover a thoughtfully designed layout featuring 2 bedrooms and 2 baths, including a spacious primary bedroom adorned with a ceiling fan and boasting a walk-in closet for ample storage, and a direct access to the serene covered back porch, providing the perfect spot to unwind and enjoy the outdoors. The secondary bedroom also features a ceiling fan and a built-in desk, ideal for a home office or creative space. Vaulted ceilings and a tray ceiling in the living room create an airy ambiance, complemented by plenty of natural light that floods the interior. A built-in entertainment center adds convenience and charm, while the formal dining area provides an elegant setting for hosting gatherings. A well-appointed kitchen, complete with a breakfast nook, skylight, ample maple cabinets, and a pantry for storage. Step outside to discover Trex decking material gracing both the front covered porch and back porch, offering low-maintenance outdoor living spaces. Additional features of this home include a new roof and fresh exterior paint, ensuring both curb appeal and peace of mind. Plus, a covered carport for 2 cars provides convenient parking, with a shed for added storage. As a resident of this esteemed community, you'll have access to a wealth of amenities, including a clubhouse, swimming pool, Jacuzzi, exercise room, shuffleboard courts, BBQ areas, and outdoor dining spaces, providing endless opportunities for relaxation and recreation. Discover unparalleled sophistication and meticulous attention to detail at 24921 Muirlands Blvd. #63. Every aspect of this home has been carefully crafted to cater to the discerning homeowner.

22. 2024-05-07
    historical Active Under Contract 2018-char remark

    Show marketing remark (2018 chars)

    Welcome to the epitome of turn-key living in the highly sought-after 55+ community of El Toro Mobile Home Estates where residents aged 18 and over are warmly welcome, provided the registered owner is 55+. This meticulously maintained manufactured home, gracefully positioned on a coveted corner lot, offers an unparalleled blend of convenience and style. Step inside to discover a thoughtfully designed layout featuring 2 bedrooms and 2 baths, including a spacious primary bedroom adorned with a ceiling fan and boasting a walk-in closet for ample storage, and a direct access to the serene covered back porch, providing the perfect spot to unwind and enjoy the outdoors. The secondary bedroom also features a ceiling fan and a built-in desk, ideal for a home office or creative space. Vaulted ceilings and a tray ceiling in the living room create an airy ambiance, complemented by plenty of natural light that floods the interior. A built-in entertainment center adds convenience and charm, while the formal dining area provides an elegant setting for hosting gatherings. A well-appointed kitchen, complete with a breakfast nook, skylight, ample maple cabinets, and a pantry for storage. Step outside to discover Trex decking material gracing both the front covered porch and back porch, offering low-maintenance outdoor living spaces. Additional features of this home include a new roof and fresh exterior paint, ensuring both curb appeal and peace of mind. Plus, a covered carport for 2 cars provides convenient parking, with a shed for added storage. As a resident of this esteemed community, you'll have access to a wealth of amenities, including a clubhouse, swimming pool, Jacuzzi, exercise room, shuffleboard courts, BBQ areas, and outdoor dining spaces, providing endless opportunities for relaxation and recreation. Discover unparalleled sophistication and meticulous attention to detail at 24921 Muirlands Blvd. #63. Every aspect of this home has been carefully crafted to cater to the discerning homeowner.

23. 2024-04-20
    listed $265,000 Active 2018-char remark

    Show marketing remark (2018 chars)

    Welcome to the epitome of turn-key living in the highly sought-after 55+ community of El Toro Mobile Home Estates where residents aged 18 and over are warmly welcome, provided the registered owner is 55+. This meticulously maintained manufactured home, gracefully positioned on a coveted corner lot, offers an unparalleled blend of convenience and style. Step inside to discover a thoughtfully designed layout featuring 2 bedrooms and 2 baths, including a spacious primary bedroom adorned with a ceiling fan and boasting a walk-in closet for ample storage, and a direct access to the serene covered back porch, providing the perfect spot to unwind and enjoy the outdoors. The secondary bedroom also features a ceiling fan and a built-in desk, ideal for a home office or creative space. Vaulted ceilings and a tray ceiling in the living room create an airy ambiance, complemented by plenty of natural light that floods the interior. A built-in entertainment center adds convenience and charm, while the formal dining area provides an elegant setting for hosting gatherings. A well-appointed kitchen, complete with a breakfast nook, skylight, ample maple cabinets, and a pantry for storage. Step outside to discover Trex decking material gracing both the front covered porch and back porch, offering low-maintenance outdoor living spaces. Additional features of this home include a new roof and fresh exterior paint, ensuring both curb appeal and peace of mind. Plus, a covered carport for 2 cars provides convenient parking, with a shed for added storage. As a resident of this esteemed community, you'll have access to a wealth of amenities, including a clubhouse, swimming pool, Jacuzzi, exercise room, shuffleboard courts, BBQ areas, and outdoor dining spaces, providing endless opportunities for relaxation and recreation. Discover unparalleled sophistication and meticulous attention to detail at 24921 Muirlands Blvd. #63. Every aspect of this home has been carefully crafted to cater to the discerning homeowner.

24. 2021-06-18
    soldstatus $239,900 Closed Sale
25. 2021-06-17
    status Pending Sale
26. 2021-05-17
    historical Active Under Contract
27. 2021-05-13
    listed $239,900 Active
28. 2013-06-28
    historical
29. 2013-05-23
    price $137,500
30. 2013-04-22
    price $149,900
31. 2013-03-21
    listed $154,500 Active
32. 2009-12-30
    soldstatus $139,000 Closed
33. 2009-10-24
    status Pending
34. 2009-10-13
    status Pending Sale
35. 2009-01-21
    price $149,000
36. 2009-01-07
    status
37. 2008-12-15
    historical
38. 2007-07-02
    listed $165,000
39. 2007-06-29
    historical
40. 2006-12-28
    listed $235,000
41. 2006-06-14
    soldstatus $40,000
42. 2006-04-08
    listed $65,000
43. 2006-04-07
    historical
44. 2005-12-09
    listed $65,000
45. 2005-11-17
    historical
46. 2005-08-16
    listed $64,500

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 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: $42,786
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,423
• − Management: −$3,423
• − Depreciation: −$8,727
• Taxable income: $4,409
• Est. tax owed @ 24.0%: −$1,058
• After-tax cash flow: $7,864/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 — Lake Forest

• Score: 65/100
• State rank: #387
• US rank: #13130

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Forest, CA
• County: Orange County · 3,096,323 people
• City population: 80,019
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 67,152
• Household income: $125,853
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 2412.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Hispanic / Latino 27% Asian 19% Two or more races 16% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 62% English-only · Spanish 18% Chinese 4% Other Indo-European 4%

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: ▼ -866.99%
• Current HPI: 436.6189
• Rent YoY: ▲ 2.51%
• 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

+365.1% since first listed

32 events — show timeline

• 2026-05-02 Price Changed $300,000 CRMLS
• 2026-04-25 Relisted — CRMLS
• 2026-04-22 Listing Removed — CRMLS
• 2026-03-24 Price Changed $310,000 CRMLS
• 2026-03-06 Listed $335,000 CRMLS
• 2024-05-30 Sold (MLS) $285,000 CRMLS
• 2024-05-15 Pending — CRMLS
• 2024-05-07 Contingent — CRMLS
• 2024-04-20 Listed $265,000 CRMLS
• 2021-06-18 Sold (MLS) $239,900 CRMLS
• 2021-06-17 Pending — CRMLS
• 2021-05-17 Contingent — CRMLS
• 2021-05-13 Listed $239,900 CRMLS
• 2013-06-28 Listing Removed — CRMLS
• 2013-05-23 Price Changed $137,500 CRMLS
• 2013-04-22 Price Changed $149,900 CRMLS
• 2013-03-21 Listed $154,500 CRMLS
• 2009-12-30 Sold (MLS) $139,000 CRMLS
• 2009-10-24 Pending — CRMLS
• 2009-10-13 Pending — CRMLS
• 2009-01-21 Price Changed $149,000 CRMLS
• 2009-01-07 Relisted — CRMLS
• 2008-12-15 Listing Removed — CRMLS
• 2007-07-02 Listed $165,000 CRMLS
• 2007-06-29 Listing Removed — CRMLS
• 2006-12-28 Listed $235,000 CRMLS
• 2006-06-14 Sold (MLS) $40,000 CRMLS
• 2006-04-08 Listed $65,000 CRMLS
• 2006-04-07 Listing Removed — CRMLS
• 2005-12-09 Listed $65,000 CRMLS
• 2005-11-17 Listing Removed — CRMLS
• 2005-08-16 Listed $64,500 CRMLS

Property tax history

-4.1%/yr

Latest (2025): $550 · +14.7% YoY. Source: county tax records.