5368 Algarrobo Unit 2F · Laguna Woods, CA 92637

$305,000

2 bd · 2.0 ba · 894 sqft · Condo public records · 319 Days on market

Built 1973 $341/sqft · 18% below area Est $374k · 18% under $873/mo HOA · 28% 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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Appreciation +7.9/10.0
• Schools +5.6/10.0
• 1% rule +5.2/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to Algarrobo! This nicely updated condo is located in one of the most highly desired senior communities in Orange County! This charming two-bedroom, two-bathroom condominium is situated on a single-loaded street surrounded by lush landscaping and boasts fresh paint, brand new carpet, newer stainless steel appliances in the kitchen, along with updated flooring throughout the kitchen and bathrooms. This peaceful retreat offers a tasteful, neutral palate allowing its next lucky owner to easily make it their very own. Laguna Woods Village is a beautiful, twenty-four hour guard-gated community providing unparalleled resort-style amenities to its residents. Voted "Best Senior Living Community" by the Orange County Register, those who get to call it home enjoy the use of 5 pools, 4 hot pools, 7 clubhouses, 3 fitness centers, 10 tennis courts, 7 pickleball courts, 2 professional golf courses, an equestrian center, a performing arts center featuring an 814-seat theatre, and much more!!! Resident classes, continuing educational opportunities, and more than 200 active clubs will ensure that life here in Laguna Woods Village will benefit your mind, body, and spirit. Community transportation services offer a variety of options to meet your needs, whether you're partaking in onsite activities, running errands, or looking to venture out for a day of fun. This is more than a home, it's a lifestyle! Don't miss the opportunity to call this home!

Key facts

• 4 hot pools
• Updated flooring
• 5 pools

Tags

• UPDATED FLOORING
• GUARD GATED COMMUNITY
• RESORT STYLE AMENITIES
• 5 POOLS
• 4 HOT POOLS
• 7 CLUBHOUSES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $305k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (12.1% below list).
• Meets the 1% rule at list price ($3k rent vs $305k).
• Recommended offer: $268k (12.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $3,114/mo this rent would consume 63% 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 $20k of equity ($2k loan paydown + $18k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $34k; list at $305k implies a 784% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $268,166 (12.1% 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 319 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 8.2

CMA / ARV

• ARV (median comp): $373,715
• List price: $305,000
• Delta: -18.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.7%
• Equity multiple: 2.00×
• Total profit: $85,399
• Equity at exit: $189,501

10-year hold

• IRR: 16.7%
• Equity multiple: 4.42×
• Total profit: $292,109
• Equity at exit: $341,737

Cash invested: $85,400 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,114 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$127
• HOA: −$873
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $-209

Break-even live

Break-even rent $3,378

Max offer price $268,166

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3365 Punta Alta Unit 3F Laguna Woods, CA	1.0	1.5	837	$2,700	$3.23	16d	1	0.23mi
3496 Monte Hermoso Laguna Woods, CA	2.0	2.0	1104	$3,100	$2.81	43d	1	0.34mi
24055 Paseo del Lago #1251 Laguna Woods, CA	1.0	1.0	564	$3,182	$5.64	6d	1	0.40mi
24055 Paseo del Lago #1251 Laguna Woods, CA	1.0	1.0	564	$2,950	$5.23	24d	1	0.40mi
24055 Paseo del Lago #963 Laguna Woods, CA	2.0	2.0	1100	$3,400	$3.09	24d	1	0.40mi
3274 San Amadeo Unit A Laguna Woods, CA	2.0	2.0	1079	$3,100	$2.87	24d	1	0.56mi
3092 Via Serena N Unit D Laguna Woods, CA	2.0	2.0	989	$2,700	$2.73	16d	1	0.63mi
3054 Via Serena S Laguna Woods, CA	2.0	2.0	950	$3,500	$3.68	43d	1	0.75mi
116 Night Heron Ln Aliso Viejo, CA	2.0	2.0	1000	$3,450	$3.45	43d	1	0.80mi
3037 Via Vis Laguna Woods, CA	2.0	2.0	1000	$2,600	$2.60	18d	1	0.82mi
58 Cinnamon Teal Aliso Viejo, CA	2.0	2.0	975	$5,000	$5.13	43d	1	0.89mi
110 Sandpiper Ln Aliso Viejo, CA	2.0	2.0	849	$2,775	$3.27	43d	1	0.93mi
123 Sandpiper Ln Aliso Viejo, CA	1.0	1.0	622	$2,650	$4.26	7d	1	0.93mi
91 Whippoorwill Ln Aliso Viejo, CA	2.0	2.0	1000	$3,250	$3.25	24d	1	0.97mi
22311 Caminito Escobedo Laguna Hills, CA	2.0	1.5	1041	$3,800	$3.65	20d	1	1.08mi
350 Artisan Dr Laguna Beach, CA	1.0–2.0	1.0–2.0	894	$4,145	$4.63	2d	32	1.29mi
5000 Capobella Aliso Viejo, CA	1.0–2.0	1.0–2.0	859	$3,515	$4.09	2d	6	1.49mi

HOA detail condo

• Monthly dues: $873 · $10,476/yr
• Likely covers: landscapingpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $305,000 Active 319 DOM
2. 2026-06-17
   days on market $305,000 Active 318 DOM
3. 2026-06-16
   days on market $305,000 Active 317 DOM
4. 2026-06-15
   days on market $305,000 Active 316 DOM
5. 2026-06-13
   days on market $305,000 Active 314 DOM
6. 2026-06-13
   pricedays on market $305,000 Active 313 DOM
7. 2026-06-09
   days on market $315,000 Active 310 DOM
8. 2026-06-08
   days on market $315,000 Active 309 DOM
9. 2026-06-07
   days on market $315,000 Active 308 DOM
10. 2026-06-04
    days on market $315,000 Active 305 DOM
11. 2026-06-03
    days on market $315,000 Active 304 DOM
12. 2026-06-02
    days on market $315,000 Active 303 DOM
13. 2026-06-01
    days on market $315,000 Active 302 DOM
14. 2026-05-31
    days on market $315,000 Active 301 DOM
15. 2026-01-23
    status Active 1469-char remark

    Show marketing remark (1469 chars)

    Welcome to Algarrobo! This nicely updated condo is located in one of the most highly desired senior communities in Orange County! This charming two-bedroom, two-bathroom condominium is situated on a single-loaded street surrounded by lush landscaping and boasts fresh paint, brand new carpet, newer stainless steel appliances in the kitchen, along with updated flooring throughout the kitchen and bathrooms. This peaceful retreat offers a tasteful, neutral palate allowing its next lucky owner to easily make it their very own. Laguna Woods Village is a beautiful, twenty-four hour guard-gated community providing unparalleled resort-style amenities to its residents. Voted "Best Senior Living Community" by the Orange County Register, those who get to call it home enjoy the use of 5 pools, 4 hot pools, 7 clubhouses, 3 fitness centers, 10 tennis courts, 7 pickleball courts, 2 professional golf courses, an equestrian center, a performing arts center featuring an 814-seat theatre, and much more!!! Resident classes, continuing educational opportunities, and more than 200 active clubs will ensure that life here in Laguna Woods Village will benefit your mind, body, and spirit. Community transportation services offer a variety of options to meet your needs, whether you're partaking in onsite activities, running errands, or looking to venture out for a day of fun. This is more than a home, it's a lifestyle! Don't miss the opportunity to call this home!

16. 2025-12-15
    historical Active Under Contract 1469-char remark

    Show marketing remark (1469 chars)

    Welcome to Algarrobo! This nicely updated condo is located in one of the most highly desired senior communities in Orange County! This charming two-bedroom, two-bathroom condominium is situated on a single-loaded street surrounded by lush landscaping and boasts fresh paint, brand new carpet, newer stainless steel appliances in the kitchen, along with updated flooring throughout the kitchen and bathrooms. This peaceful retreat offers a tasteful, neutral palate allowing its next lucky owner to easily make it their very own. Laguna Woods Village is a beautiful, twenty-four hour guard-gated community providing unparalleled resort-style amenities to its residents. Voted "Best Senior Living Community" by the Orange County Register, those who get to call it home enjoy the use of 5 pools, 4 hot pools, 7 clubhouses, 3 fitness centers, 10 tennis courts, 7 pickleball courts, 2 professional golf courses, an equestrian center, a performing arts center featuring an 814-seat theatre, and much more!!! Resident classes, continuing educational opportunities, and more than 200 active clubs will ensure that life here in Laguna Woods Village will benefit your mind, body, and spirit. Community transportation services offer a variety of options to meet your needs, whether you're partaking in onsite activities, running errands, or looking to venture out for a day of fun. This is more than a home, it's a lifestyle! Don't miss the opportunity to call this home!

17. 2025-11-25
    status Active 1469-char remark

    Show marketing remark (1469 chars)

    Welcome to Algarrobo! This nicely updated condo is located in one of the most highly desired senior communities in Orange County! This charming two-bedroom, two-bathroom condominium is situated on a single-loaded street surrounded by lush landscaping and boasts fresh paint, brand new carpet, newer stainless steel appliances in the kitchen, along with updated flooring throughout the kitchen and bathrooms. This peaceful retreat offers a tasteful, neutral palate allowing its next lucky owner to easily make it their very own. Laguna Woods Village is a beautiful, twenty-four hour guard-gated community providing unparalleled resort-style amenities to its residents. Voted "Best Senior Living Community" by the Orange County Register, those who get to call it home enjoy the use of 5 pools, 4 hot pools, 7 clubhouses, 3 fitness centers, 10 tennis courts, 7 pickleball courts, 2 professional golf courses, an equestrian center, a performing arts center featuring an 814-seat theatre, and much more!!! Resident classes, continuing educational opportunities, and more than 200 active clubs will ensure that life here in Laguna Woods Village will benefit your mind, body, and spirit. Community transportation services offer a variety of options to meet your needs, whether you're partaking in onsite activities, running errands, or looking to venture out for a day of fun. This is more than a home, it's a lifestyle! Don't miss the opportunity to call this home!

18. 2025-10-05
    status Pending Sale 1469-char remark

    Show marketing remark (1469 chars)

    Welcome to Algarrobo! This nicely updated condo is located in one of the most highly desired senior communities in Orange County! This charming two-bedroom, two-bathroom condominium is situated on a single-loaded street surrounded by lush landscaping and boasts fresh paint, brand new carpet, newer stainless steel appliances in the kitchen, along with updated flooring throughout the kitchen and bathrooms. This peaceful retreat offers a tasteful, neutral palate allowing its next lucky owner to easily make it their very own. Laguna Woods Village is a beautiful, twenty-four hour guard-gated community providing unparalleled resort-style amenities to its residents. Voted "Best Senior Living Community" by the Orange County Register, those who get to call it home enjoy the use of 5 pools, 4 hot pools, 7 clubhouses, 3 fitness centers, 10 tennis courts, 7 pickleball courts, 2 professional golf courses, an equestrian center, a performing arts center featuring an 814-seat theatre, and much more!!! Resident classes, continuing educational opportunities, and more than 200 active clubs will ensure that life here in Laguna Woods Village will benefit your mind, body, and spirit. Community transportation services offer a variety of options to meet your needs, whether you're partaking in onsite activities, running errands, or looking to venture out for a day of fun. This is more than a home, it's a lifestyle! Don't miss the opportunity to call this home!

19. 2025-09-10
    historical Active Under Contract 1469-char remark

    Show marketing remark (1469 chars)

    Welcome to Algarrobo! This nicely updated condo is located in one of the most highly desired senior communities in Orange County! This charming two-bedroom, two-bathroom condominium is situated on a single-loaded street surrounded by lush landscaping and boasts fresh paint, brand new carpet, newer stainless steel appliances in the kitchen, along with updated flooring throughout the kitchen and bathrooms. This peaceful retreat offers a tasteful, neutral palate allowing its next lucky owner to easily make it their very own. Laguna Woods Village is a beautiful, twenty-four hour guard-gated community providing unparalleled resort-style amenities to its residents. Voted "Best Senior Living Community" by the Orange County Register, those who get to call it home enjoy the use of 5 pools, 4 hot pools, 7 clubhouses, 3 fitness centers, 10 tennis courts, 7 pickleball courts, 2 professional golf courses, an equestrian center, a performing arts center featuring an 814-seat theatre, and much more!!! Resident classes, continuing educational opportunities, and more than 200 active clubs will ensure that life here in Laguna Woods Village will benefit your mind, body, and spirit. Community transportation services offer a variety of options to meet your needs, whether you're partaking in onsite activities, running errands, or looking to venture out for a day of fun. This is more than a home, it's a lifestyle! Don't miss the opportunity to call this home!

20. 2025-06-13
    listed $315,000 Active 1469-char remark

    Show marketing remark (1469 chars)

    Welcome to Algarrobo! This nicely updated condo is located in one of the most highly desired senior communities in Orange County! This charming two-bedroom, two-bathroom condominium is situated on a single-loaded street surrounded by lush landscaping and boasts fresh paint, brand new carpet, newer stainless steel appliances in the kitchen, along with updated flooring throughout the kitchen and bathrooms. This peaceful retreat offers a tasteful, neutral palate allowing its next lucky owner to easily make it their very own. Laguna Woods Village is a beautiful, twenty-four hour guard-gated community providing unparalleled resort-style amenities to its residents. Voted "Best Senior Living Community" by the Orange County Register, those who get to call it home enjoy the use of 5 pools, 4 hot pools, 7 clubhouses, 3 fitness centers, 10 tennis courts, 7 pickleball courts, 2 professional golf courses, an equestrian center, a performing arts center featuring an 814-seat theatre, and much more!!! Resident classes, continuing educational opportunities, and more than 200 active clubs will ensure that life here in Laguna Woods Village will benefit your mind, body, and spirit. Community transportation services offer a variety of options to meet your needs, whether you're partaking in onsite activities, running errands, or looking to venture out for a day of fun. This is more than a home, it's a lifestyle! Don't miss the opportunity to call this home!

21. 1974-03-04
    soldstatus $34,500

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $2,318 · $193/mo
• Expected delta: +$1,487/yr (+$124/mo · 178.8%)

ⓘ 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: $37,372
• − Mortgage interest: −$17,085
• − Property taxes: −$831
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,990
• − Management: −$2,990
• − HOA: −$10,476
• − Depreciation: −$8,873
• Taxable loss: −$7,398
• Est. tax savings @ 24.0%: +$1,775
• After-tax cash flow: $-727/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

+813.0% since first listed

7 events — show timeline

• 2026-01-23 Relisted — CRMLS
• 2025-12-15 Contingent — CRMLS
• 2025-11-25 Relisted — CRMLS
• 2025-10-05 Pending — CRMLS
• 2025-09-10 Contingent — CRMLS
• 2025-06-13 Listed $315,000 CRMLS
• 1974-03-04 Sold (Public Records) $34,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $831 · +1.8% YoY. Source: county tax records.