355-Q Avenida Sevilla · Laguna Woods, CA 92637

$249,900

2 bd · 2.0 ba · 1,100 sqft · Condo · 17 Days on market

Built 1964 $900/mo HOA · 29% 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 +9.6/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +5.6/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks

Inviting 2 -Bedroom, 1.75nBath. . stock cooperative in desirable senior community of Laguna Woods. Upper unit with enclosed front patio/balcony (adding extra living space). . Skylight in Kitchen offers extra brightness. . great working kitchen includes, range top, oven & refrigerator. Also has the convenience of Washer/Dryer hookups. . spacious floorplan is ideal for relaxing & entertainment. Amenities of Laguna Woods Village offers: golf courses, swimming pools, Clubhouses (with premium entertainment) & over 250 Clubs to join for your activity of choice. Free bus service within the Village or to local shopping & medical centers. Welcome to your new retirement home

Key facts

• Enclosed front patio
• Washer dryer hookups
• Skylight in kitchen

Tags

• ENCLOSED FRONT PATIO
• SKYLIGHT IN KITCHEN
• WASHER DRYER HOOKUPS

Property features AI

Finance

• Other: Stock cooperative common interest
• HOA & community: Part of United Mutual association; Monthly association fee; Association amenities include tennis, golf, and pool; Senior community; Community features: curbs, golf course, biking, hiking, street lighting, sidewalks; 126 total units in community

Exterior

• Utilities: Public/district water; Public sewer (sewer paid)
• Home design: Multi-family property; Attached unit with one common wall; Single-story building (unit entry level 1); Has a view; Located in Leisure World (subdivision)
• Construction: Year built from public records
• Exterior features: Community pool

Interior

• Kitchen: Refrigerator; Electric oven; Electric stove; Dishwasher; Galley kitchen
• Bedrooms: Primary bedroom; All bedrooms upstairs; Main floor primary bedroom; Main floor bedroom
• Bathrooms: Two full bathrooms; One 3/4 bathroom
• Heating & cooling: Electric heating; Electric cooling; Heat pump
• Interior features: Open floor plan; Cathedral/vaulted ceilings; Living room balcony; Front door entry
• Laundry & utility: Washer hookup; Electric dryer hookup; In-unit laundry (has laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (9.9% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $225k (9.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $3,109/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 $16k of equity ($2k loan paydown + $15k 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 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 29% of rent.

Recommended offer $225,226 (9.9% 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 1964 — 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: 1.24% ✓
• Cap rate: 5.47%
• Cash-on-cash: -2.92%
• DSCR: 0.87
• GRM: 6.7

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: 15.1%
• Equity multiple: 2.04×
• Total profit: $72,479
• Equity at exit: $155,266

10-year hold

• IRR: 17.4%
• Equity multiple: 4.61×
• Total profit: $252,479
• Equity at exit: $280,001

Cash invested: $69,972 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,109 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$900
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $-171

Break-even live

Break-even rent $3,325

Max offer price $225,226

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23491 Via San Miguel Aliso Viejo, CA	3.0	2.0	1240	$3,850	$3.10	12d	1	0.12mi
23491 Los Adornos Aliso Viejo, CA	3.0	2.0	1250	$3,600	$2.88	43d	1	0.13mi
494 Calle Cadiz Laguna Woods, CA	2.0	2.0	1000	$3,900	$3.90	43d	1	0.17mi
480 Calle Cadiz Unit B Laguna Woods, CA	2.0	2.0	1324	$3,100	$2.34	43d	1	0.20mi
477 Calle Cadiz Unit A Laguna Woods, CA	1.0	1.0	770	$2,500	$3.25	24d	1	0.20mi
479 Calle Cadiz Unit B Laguna Woods, CA	2.0	2.0	1050	$3,300	$3.14	17d	1	0.23mi
57 Calle Cadiz Unit N Laguna Woods, CA	2.0	2.0	1040	$2,900	$2.79	2d	1	0.25mi
57 Calle Cadiz Laguna Woods, CA	2.0	2.0	1040	$2,800	$2.69	43d	1	0.25mi
59 Calle Cadiz Unit B Laguna Woods, CA	2.0	2.0	1070	$3,500	$3.27	43d	1	0.29mi
92 Calle Aragon Unit R Laguna Woods, CA	2.0	2.0	1009	$2,650	$2.63	18d	1	0.30mi
53 Calle Aragon Unit O Laguna Woods, CA	1.0	1.0	770	$2,200	$2.86	12d	1	0.33mi
281 Avenida Carmel Unit 0Q Laguna Woods, CA	1.0	1.0	770	$2,300	$2.99	43d	1	0.34mi
21 Avenida Castilla Unit D Laguna Woods, CA	2.0	2.0	940	$3,200	$3.40	18d	1	0.35mi
46 Calle Aragon Unit R Laguna Woods, CA	2.0	2.0	1040	$2,800	$2.69	18d	1	0.36mi
29 Calle Aragon Unit Q Laguna Woods, CA	2.0	2.0	1040	$3,100	$2.98	43d	1	0.39mi
8 Via Castilla Unit T Laguna Woods, CA	2.0	2.0	1040	$2,650	$2.55	5d	1	0.42mi
8 Via Castilla Laguna Woods, CA	2.0	2.0	1000	$3,250	$3.25	43d	1	0.42mi
8 Via Castilla Unit N Laguna Woods, CA	2.0	2.0	1040	$3,250	$3.12	24d	1	0.42mi
8 Via Castilla Unit S Laguna Woods, CA	2.0	2.0	1000	$3,000	$3.00	43d	1	0.42mi
969 Calle Aragon Unit 1B Laguna Woods, CA	2.0	2.0	1195	$2,900	$2.43	24d	1	0.42mi
754 Avenida Majorca Laguna Woods, CA	2.0	2.0	953	$3,350	$3.52	43d	1	0.42mi
74 Calle Aragon Unit A Laguna Woods, CA	2.0	1.0	950	$2,700	$2.84	24d	1	0.43mi
254 Calle Aragon Unit D Laguna Woods, CA	2.0	2.0	1009	$3,000	$2.97	17d	1	0.43mi
715 Avenida Majorca Unit O Laguna Woods, CA	2.0	2.0	1040	$2,750	$2.64	3d	1	0.45mi
263 Calle Aragon Unit A Laguna Woods, CA	2.0	2.0	1275	$3,800	$2.98	17d	1	0.48mi
24299 Paseo De Valencia Laguna Woods, CA	2.0	2.0	1347	$3,770	$2.80	22d	7	0.48mi
107 Via Estrada Laguna Woods, CA	2.0	2.0	1040	$2,700	$2.60	24d	1	0.53mi
33 Via Abruzzi Aliso Viejo, CA	2.0	2.0	1161	$3,700	$3.19	24d	1	0.56mi
599 Avenida Majorca Unit A Laguna Woods, CA	2.0	1.0	950	$3,200	$3.37	43d	1	0.56mi
737 Avenida Majorca Unit B Laguna Woods, CA	2.0	1.0	935	$3,200	$3.42	24d	1	0.60mi
205 Avenida Majorca Unit A Laguna Woods, CA	2.0	2.0	1278	$3,600	$2.82	43d	1	0.60mi
224 Avenida Majorca Unit B Laguna Woods, CA	2.0	2.0	1009	$2,600	$2.58	43d	1	0.60mi
221 Avenida Majorca Unit D Laguna Woods, CA	2.0	2.0	1438	$3,200	$2.23	24d	1	0.63mi
2014 Via Mariposa W Unit A Laguna Woods, CA	2.0	2.0	1040	$2,850	$2.74	43d	1	0.66mi
2037 Via Mariposa E Laguna Woods, CA	2.0	2.0	1325	$3,300	$2.49	43d	1	0.66mi
132 Avenida Majorca Unit B Laguna Woods, CA	2.0	1.0	995	$2,400	$2.41	6d	1	0.66mi
2022 Via Mariposa E Unit D Laguna Woods, CA	2.0	2.0	1305	$4,000	$3.07	43d	1	0.66mi
2022 Via Mariposa E Unit B Laguna Woods, CA	2.0	2.0	1325	$3,200	$2.42	18d	1	0.70mi
606 Avenida Sevilla Unit C Laguna Woods, CA	2.0	2.0	1057	$2,900	$2.74	43d	1	0.70mi
2049 Via Mariposa E Unit H Laguna Woods, CA	2.0	1.0	866	$2,900	$3.35	43d	1	0.75mi

HOA detail condo

• Monthly dues: $900 · $10,800/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $249,900 Active 17 DOM
2. 2026-06-17
   days on market $249,900 Active 16 DOM
3. 2026-06-16
   days on market $249,900 Active 15 DOM
4. 2026-06-15
   days on market $249,900 Active 14 DOM
5. 2026-06-13
   days on market $249,900 Active 12 DOM
6. 2026-06-13
   days on market $249,900 Active 11 DOM
7. 2026-06-09
   days on market $249,900 Active 8 DOM
8. 2026-06-08
   days on market $249,900 Active 7 DOM
9. 2026-06-07
   days on market $249,900 Active 6 DOM
10. 2026-06-04
    days on market $249,900 Active 3 DOM
11. 2026-06-03
    days on market $249,900 Active 2 DOM
12. 2026-06-02
    remarks 683-char remark
13. 2026-06-02
    listed $249,900 Active 1 DOM

ⓘ 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 4/10 Moderate 4 d/yr ≥92°F today · 13 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: $37,314
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,985
• − Management: −$2,985
• − HOA: −$10,800
• − Depreciation: −$7,270
• Taxable loss: −$5,723
• Est. tax savings @ 24.0%: +$1,373
• After-tax cash flow: $-673/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

+150.5% since first listed

3 events — show timeline

• 2026-06-01 Listed $249,900 CRMLS
• 2010-08-14 Listing Removed — CRMLS
• 2010-07-20 Listed $99,750 CRMLS