2322 Palos Verdes Dr W #206 · Palos Verdes Estates, CA 90274

$799,000

2 bd · 2.0 ba · 1,169 sqft · Condo public records · 49 Days on market

Built 1973 $496/mo HOA · 10% of rent

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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).

• ARV discount +7.5/15.0
• Schools +7.1/10.0
• Cash flow +5.6/30.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks

TOP FLOOR, and all on ONE LEVEL once inside, this contemporary style condominium with its functional layout offers a great sense of space. Some key features of this comfortable 2 BEDROOM, 2 BATH residence include vaulted ceilings throughout, a wood burning fireplace in the living room, a separate open dining area adjacent to the kitchen, and the convenience of an inside laundry (washer-dryer included). Recently installed essentials include a tankless water heater (2026) and an upgraded electric subpanel. Enjoy the peek-a-boo ocean VIEW from your exclusive-use BALCONY. The Unit also comes with 2 designated side-by-side parking spaces in the HOA gated garage + 2 storage units. Lunada Terrace

Key facts

• Open dining area
• Vaulted ceilings
• Inside laundry

Tags

• VAULTED CEILINGS
• WOOD BURNING FIREPLACE
• OPEN DINING AREA
• INSIDE LAUNDRY
• TANKLESS WATER HEATER
• UPGRADED ELECTRIC SUBPANEL

Property features AI

Finance

• Financial info: Special assessments
• HOA & community: Part of homeowners association; Monthly association fee; Association pays insurance, water, trash, grounds maintenance; Onsite property management; Community of 18 units; Community features include sidewalks and a park

Exterior

• Parking: Assigned community garage; Front-entry garage, side-by-side configuration; 2 garage spaces (2 total parking spaces)
• Security: Automatic gate
• Utilities: Public sewer; District/public water; Sewer connected; Cable connected; Electricity connected; Water connected
• Home design: Condominium; Multi-family structure; Attached property; Two total stories; One level (unit); Entry on level 2; Unit has a view; 2+ common walls
• Construction: No ADU
• Exterior features: Landscaped; No pool; No fencing

Interior

• Kitchen: Garbage disposal; Microwave; Refrigerator; Electric range; Dishwasher; Corian counters; Dining ell; Tankless water heater
• Bedrooms: Primary bedroom (main level)
• Flooring: Tile; Carpet; Wood
• Bathrooms: One full bathroom; One 3/4 bathroom; Shower in tub; Shower
• Heating & cooling: Radiant heating; Electric heating
• Interior features: Living room balcony; Wired for sound; Cathedral/vaulted ceilings; Sliding glass door(s); Automatic gate; No interior steps
• Laundry & utility: Stackable washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $799k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $503k (37.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $485k (39.3% below list).
• Recommended offer: $485k (39.3% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 1.1% in Palos Verdes Estates — 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 (#271 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: commute C-, amenities F, cost of living F.
• Palos Verdes Peninsula Unified (suburban): math 72% / reading 76% proficiency, ranked #51 of 1,400 in CA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.8%/yr); 130 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($6k loan paydown + $409 appreciation (0.1% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 7, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($775k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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.
• Current owner paid $225k; list at $799k implies a 255% gain — meaningful room to come down on a strong offer.

Recommended offer $484,829 (39.3% 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 49 days. Have you received any prior offers? Is the seller open to a 39% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.61% ✗
• Cap rate: 3.77%
• Cash-on-cash: -9.00%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.05% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.40×
• Total profit: $-134,139
• Equity at exit: $234,053

10-year hold

• IRR: -7.3%
• Equity multiple: 0.24×
• Total profit: $-170,706
• Equity at exit: $282,981

Cash invested: $223,720 (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 90274

• Home prices YoY: 0.0%
• Rents YoY: 1.8%
• Active inventory: 130
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $4,848 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$489 /mo · $5,871/yr
• Insurance: −$333
• HOA: −$496
• Vacancy / Maint / Mgmt: −$1,018
• Net cashflow: $-1,678

Break-even live

Break-even rent $6,972

Max offer price $502,566

Occupancy floor —

Sensitivity live

Price	-10% $-1,226	-5% $-1,452	+0% $-1,678	+5% $-1,904	+10% $-2,130
Rent	-10% $-2,061	-5% $-1,870	+0% $-1,678	+5% $-1,487	+10% $-1,295
Rate	-1.0pp $-1,276	-0.5pp $-1,475	base $-1,678	+0.5pp $-1,885	+1.0pp $-2,096

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Palos Verdes Dr W Palos Verdes Estates, CA	1.0–2.0	1.0–2.0	936	$3,750	$4.01	26d	1	0.06mi

HOA detail condo

• Monthly dues: $496 · $5,952/yr
• Likely covers: waterelectricsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $799,000 Active 49 DOM
2. 2026-06-13
   days on market $799,000 Active 47 DOM
3. 2026-06-13
   days on market $799,000 Active 46 DOM
4. 2026-06-09
   days on market $799,000 Active 43 DOM
5. 2026-06-08
   days on market $799,000 Active 42 DOM
6. 2026-06-07
   days on market $799,000 Active 41 DOM
7. 2026-06-04
   days on market $799,000 Active 38 DOM
8. 2026-06-03
   days on market $799,000 Active 37 DOM
9. 2026-06-02
   days on market $799,000 Active 36 DOM
10. 2026-06-01
    days on market $799,000 Active 35 DOM
11. 2026-05-31
    days on market $799,000 Active 34 DOM
12. 2026-04-24
    listed $799,000 Active 1162-char remark
13. 2007-04-25
    historical
14. 2007-03-30
    price $639,000
15. 2007-02-06
    historical
16. 2007-01-30
    listed $649,000
17. 2006-10-09
    listed $649,000
18. 1992-12-15
    soldstatus $225,000
19. 1976-09-13
    soldstatus $16,000

ⓘ 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: $5,871 · $489/mo
• Projected year-2 tax: $6,072 · $506/mo
• Expected delta: +$202/yr (+$17/mo · 3.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥83°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,179
• − Mortgage interest: −$44,756
• − Property taxes: −$5,871
• − Insurance: −$3,995
• − Repairs & maintenance: −$4,654
• − Management: −$4,654
• − HOA: −$5,952
• − Depreciation: −$23,244
• Taxable loss: −$34,947
• Est. tax savings @ 24.0%: +$8,387
• After-tax cash flow: $-11,749/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: Palos Verdes Peninsula Unified
• NCES district ID: 0629700
• Math proficiency: 72% ▲ 1.00%
• Reading proficiency: 76% ▼ -1.00%
• Median HH income: $130,734
• Composite: 71.42/100
• National rank: #460
• State rank: #51 of 1400 in CA

Livability — Palos Verdes Estates

• Score: 68/100
• State rank: #271
• US rank: #9184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palos Verdes Estates, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 25,059
• Household income: $215,925
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 300.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Asian 24% Two or more races 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 22% · China, South Korea, Canada
• Languages at home: 73% English-only · Chinese 8% Other Asian/Pacific 5% Other Indo-European 4%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.05%
• Current HPI: 331.1402
• Rent YoY: ▲ 1.78%
• 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

+4893.8% since first listed

9 events — show timeline

• 2026-05-29 Relisted — CRMLS
• 2026-04-24 Listed $799,000 CRMLS
• 2007-04-25 Listing Removed — CRMLS
• 2007-03-30 Price Changed $639,000 CRMLS
• 2007-02-06 Listing Removed — CRMLS
• 2007-01-30 Listed $649,000 CRMLS
• 2006-10-09 Listed $649,000 CRMLS
• 1992-12-15 Sold (Public Records) $225,000 Public Records
• 1976-09-13 Sold (Public Records) $16,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $5,871 · +7.1% YoY. Source: county tax records.