23301 Ridge Rte #207 · Laguna Hills, CA 92653

$365,000

3 bd · 2.0 ba · 1,320 sqft · Manufactured · 10 Days on market

Built 2004 Est $317k · 15% over

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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).

• Cash flow +17.3/30.0
• Schools +5.6/10.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Really Adorable manufactured Home in Laguna Hills 5 star Family Park. Home is situated close to everything 5 Fwy & 405 Fwy with easy access to everything Laguna Beach, Newport Beach, & Irvine Spectrum and soon to be the new Laguna Hills Spectrum. Home has 3 bedrooms, and 2 baths with Good size living room and spacious kitchen. Attached garage with a long driveway to fit 2 more cars, plus a great backyard, even has doggie door entrance ready for move-in with dog and all.

Key facts

• 2 garage spots
• Community pool
• Built 2004

Property features AI

Finance

• Other: Park name: LAGUNA HILLS ESTATES; Location: Off of Ridge Route
• Financial info: Land lease of $1,995 per month (park)
• HOA & community: Community amenities include club house; Pets permitted (pet rules/call for rules); Suburban community

Exterior

• Parking: Attached garage with direct garage access; Driveway parking; Two parking spaces (garage/total)
• Utilities: Water: Other; Sewer: Other
• Home design: Mobile home remains on site (24 x 55); Estimated year built; One story; Entry level 1
• Construction: Composition roof; Stone skirt; Pier jacks foundation
• Exterior features: Concrete enclosed patio; Community pool; Block wall fencing; Park nearby

Interior

• Kitchen: Gas range; Water heater unit
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Double sinks; Bathtub and shower; Shower in tub; Granite counters in bath(s)
• Heating & cooling: Central furnace heating; Central cooling
• Interior features: Unfurnished; High ceilings (9 feet+); Ceiling fan; Recessed lighting; Smoke detector; Entry accessed by steps; Single-level home
• Laundry & utility: Laundry room inside (individual room)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $365k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $353k (3.3% below list).
• Recommended offer: $353k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.0% in Laguna Hills — 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 71/100 on livability (#222 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, commute A-, crime B+; Watch: cost of living F, health & safety 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 flat; 60 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% of the median local income ($133k/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 $3k of loan paydown is wiped out by about $11k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y ago; this cycle's ask is 145% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $134k; list at $365k implies a 171% gain — meaningful room to come down on a strong offer.

Recommended offer $352,816 (3.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $316,800
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23301 Ridge Route Dr #26	0.00mi	3/2.0	1,460 (+11%)	0mo	$350,000	$240	82
23301 Ridge Route Dr #11	0.00mi	3/2.0	1,277 (-3%)	17mo	$312,900	$245	80
23301 Ridge Rte #47	0.00mi	2/2.0 (-1)	1,440 (+9%)	1mo	$205,000	$142	79
23301 Ridge Route Dr #81	0.00mi	3/2.0	1,440 (+9%)	7mo	$350,000	$243	79
23301 Ridge Route Dr #228	0.00mi	3/2.0	1,277 (-3%)	24mo	$242,000	$190	75

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-50,073
• Equity at exit: $54,423

10-year hold

• IRR: -9.2%
• Equity multiple: 0.49×
• Total profit: $-52,438
• Equity at exit: $31,559

Cash invested: $102,200 (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 92653

• Rents YoY: 0.7%
• Active inventory: 60
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,528 high
• Mortgage (P&I): −$1,914
• Tax est. 1.5%: −$456 /mo · $5,475/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $265

Break-even live

Break-even rent $3,193

Max offer price $365,000

Occupancy floor 87%

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2370 Via Mariposa W Unit 3D Laguna Woods, CA	3.0	3.0	1663	$3,300	$1.98	19d	1	0.22mi
2369 Via Mariposa E Unit 3H Laguna Woods, CA	3.0	3.0	1663	$3,750	$2.25	43d	1	0.27mi
2369 Via Mariposa E Unit 1B Laguna Woods, CA	2.0	2.0	1340	$2,950	$2.20	43d	1	0.27mi
2293 Via Puerta Unit O Laguna Woods, CA	2.0	2.0	1057	$3,100	$2.93	19d	1	0.34mi
2269 Via Puerta Unit N Laguna Woods, CA	2.0	2.0	1057	$2,700	$2.55	19d	1	0.37mi
23333 Ridge Route Dr Lake Forest, CA	1.0–2.0	1.0–2.0	892	$3,100	$3.47	2d	9	0.40mi
2324 Via Puerta Laguna Woods, CA	2.0	2.0	1009	$2,800	$2.78	43d	1	0.42mi
2299 Via Puerta Unit F Laguna Woods, CA	2.0	3.0	1530	$3,500	$2.29	19d	1	0.44mi
2355 Via Mariposa W Unit 3H Laguna Woods, CA	3.0	2.0	1662	$3,500	$2.11	19d	1	0.57mi
23981 Crescent Rd Lake Forest, CA	4.0	2.0	1540	$4,700	$3.05	4d	1	0.59mi
2037 Via Mariposa E Laguna Woods, CA	2.0	2.0	1325	$3,300	$2.49	43d	1	0.67mi
2014 Via Mariposa W Unit A Laguna Woods, CA	2.0	2.0	1040	$2,850	$2.74	43d	1	0.67mi
2022 Via Mariposa E Unit B Laguna Woods, CA	2.0	2.0	1325	$3,200	$2.42	19d	1	0.68mi
2022 Via Mariposa E Unit D Laguna Woods, CA	2.0	2.0	1305	$4,000	$3.07	43d	1	0.69mi
22892 Plainview Cir Lake Forest, CA	3.0	2.0	1836	$5,400	$2.94	43d	1	0.83mi
263 Calle Aragon Unit A Laguna Woods, CA	2.0	2.0	1275	$3,800	$2.98	17d	1	0.85mi
23580 Milano Unit 2 Laguna Hills, CA	3.0	2.0	1300	$3,800	$2.92	17d	1	0.88mi
23582 Milano Unit 1 Laguna Hills, CA	4.0	3.0	1600	$4,600	$2.88	17d	1	0.88mi
22700 Lake Forest Dr Lake Forest, CA	1.0–3.0	1.0–2.0	1008	$3,970	$3.94	4d	1	0.94mi
8 Via Castilla Unit S Laguna Woods, CA	2.0	2.0	1000	$3,000	$3.00	43d	1	0.94mi
8 Via Castilla Laguna Woods, CA	2.0	2.0	1000	$3,250	$3.25	43d	1	0.94mi
8 Via Castilla Unit N Laguna Woods, CA	2.0	2.0	1040	$3,250	$3.12	24d	1	0.94mi
8 Via Castilla Unit T Laguna Woods, CA	2.0	2.0	1040	$2,650	$2.55	5d	1	0.94mi
24299 Paseo De Valencia Laguna Woods, CA	2.0	2.0	1347	$3,770	$2.80	22d	7	0.99mi
21 Avenida Castilla Unit D Laguna Woods, CA	2.0	2.0	940	$3,200	$3.40	19d	1	1.03mi
3037 Via Vis Laguna Woods, CA	2.0	2.0	1000	$2,600	$2.60	19d	1	1.03mi
3054 Via Serena S Laguna Woods, CA	2.0	2.0	950	$3,500	$3.68	43d	1	1.04mi
969 Calle Aragon Unit 1B Laguna Woods, CA	2.0	2.0	1195	$2,900	$2.43	24d	1	1.05mi
29 Calle Aragon Unit Q Laguna Woods, CA	2.0	2.0	1040	$3,100	$2.98	43d	1	1.05mi
22361 Torino Laguna Hills, CA	3.0	2.0	1290	$6,500	$5.04	43d	1	1.07mi
22835 Islamare Ln Lake Forest, CA	3.0	2.5	1860	$6,600	$3.55	12d	1	1.08mi
3092 Via Serena N Unit D Laguna Woods, CA	2.0	2.0	989	$2,700	$2.73	17d	1	1.08mi
254 Calle Aragon Unit D Laguna Woods, CA	2.0	2.0	1009	$3,000	$2.97	17d	1	1.12mi
22301 Caminito Mescalero #223 Laguna Hills, CA	3.0	2.5	1500	$3,700	$2.47	43d	1	1.15mi
22311 Caminito Escobedo Laguna Hills, CA	2.0	1.5	1041	$3,800	$3.65	20d	1	1.16mi
59 Calle Cadiz Unit B Laguna Woods, CA	2.0	2.0	1070	$3,500	$3.27	43d	1	1.16mi
4003 C. Sonora Unit 2B Laguna Woods, CA	2.0	2.0	1171	$3,100	$2.65	24d	1	1.17mi
46 Calle Aragon Unit R Laguna Woods, CA	2.0	2.0	1040	$2,800	$2.69	19d	1	1.21mi
57 Calle Cadiz Unit N Laguna Woods, CA	2.0	2.0	1040	$2,900	$2.79	3d	1	1.22mi
57 Calle Cadiz Laguna Woods, CA	2.0	2.0	1040	$2,800	$2.69	43d	1	1.22mi

Listing history 9 events

1. 2026-06-18
   days on market $365,000 Active 10 DOM
2. 2026-06-17
   days on market $365,000 Active 9 DOM
3. 2026-06-16
   days on market $365,000 Active 8 DOM
4. 2026-06-15
   days on market $365,000 Active 7 DOM
5. 2026-06-13
   days on market $365,000 Active 5 DOM
6. 2026-06-13
   days on market $365,000 Active 4 DOM
7. 2026-06-08
   status $365,000 Active 1 DOM
8. 2026-06-07
   remarks 693-char remark
9. 2026-06-07
   listed $365,000 Coming Soon 1 DOM

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

Taxation est. · year 1

• Rental income: $42,338
• − Mortgage interest: −$20,446
• − Property taxes: −$5,475
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,387
• − Management: −$3,387
• − Depreciation: −$10,618
• Taxable loss: −$2,800
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $3,850/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 Hills

• Score: 71/100
• State rank: #222
• US rank: #7216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laguna Hills, CA
• County: Orange County · 3,096,323 people
• City population: 29,624
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 29,624
• Household income: $133,194
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 834.0

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 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 21% Asian 15% Two or more races 14% Black 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 26% · Canada, Vietnam, China
• Languages at home: 67% English-only · Spanish 14% Other Indo-European 7% Tagalog/Filipino 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: ▼ -675.90%
• Current HPI: 401.3963
• Rent YoY: ▲ 0.74%
• 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

+83.9% since first listed

20 events — show timeline

• 2026-06-06 Coming Soon $365,000 CRMLS
• 2016-06-30 Sold (MLS) $134,500 CRMLS
• 2016-06-15 Pending — CRMLS
• 2016-06-03 Contingent — CRMLS
• 2016-02-18 Price Changed $134,900 CRMLS
• 2016-01-20 Listed $149,000 CRMLS
• 2010-01-09 Listing Removed — CRMLS
• 2010-01-08 Sold (MLS) $70,000 CRMLS
• 2009-12-04 Pending — CRMLS
• 2009-10-16 Price Changed $79,900 CRMLS
• 2009-10-09 Price Changed $87,000 CRMLS
• 2009-07-28 Price Changed $99,000 CRMLS
• 2009-04-21 Price Changed $168,500 CRMLS
• 2009-04-03 Price Changed $98,500 CRMLS
• 2009-03-16 Price Changed $124,900 CRMLS
• 2009-01-19 Price Changed $134,900 CRMLS
• 2008-11-24 Price Changed $139,900 CRMLS
• 2007-03-07 Listed $144,900 CRMLS
• 2006-08-10 Sold (MLS) $196,000 CRMLS
• 2006-05-25 Listed $198,500 CRMLS

Property tax history

-4.0%/yr

Latest (2025): $400 · -0.2% YoY. Source: county tax records.