42 Vintage · Irvine, CA 92620

$655,000

1 bd · 1.5 ba · 1,099 sqft · Condo public records · 13 Days on market

Built 2005 $596/sqft · 22% below area Est $839k · 22% under $475/mo HOA · 14% of rent ↓ 13% since listing

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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 +15.0/15.0
• Schools +6.9/10.0
• Appreciation +6.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.9/30.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks

Live Auction! Bidding to start from $655,000! Traditional Non-distressed property. Cash or Finance ok! Seller will entertain offers prior to the Auction date. Welcome to the one that actually has it all — end unit, single level, fully remodeled, and nestled inside Woodbury, one of Irvine's most coveted master-planned communities. Step through the entry and you'll immediately feel it, the brightness, the openness, the quiet. The fully remodeled kitchen showcases crisp white cabinetry, a breakfast bar that doubles as a gathering spot, and a seamless flow into the living area that makes the space feel larger than it lives on paper. The primary suite is genuinely oversized, complete with

Key facts

• Half bath
• Single level
• End unit

Tags

• END UNIT
• SINGLE LEVEL
• FULLY REMODELED KITCHEN
• BREAKFAST BAR
• WALK-IN CLOSET
• HALF BATH

Property features AI

Finance

• HOA & community: Part of Woodbury Community Association and Lombard Court Community Association; Monthly association fees (two assessments) with stated amounts; Community of 94 units; Association amenities include spa, pool, multiple courts, clubhouse, gym, playground, and maintained common areas; Mello-Roos assessments

Exterior

• Parking: Attached garage with direct access; Single-car garage (one garage space); Street parking available
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public sewer; District/public water; Natural gas available; Electricity available; Cable available; Telephone in street; Water and sewer available
• Home design: Condominium end unit; Single-story (one level); Attached property; Has a view; Accessible with swing-in doors
• Construction: House structure with concrete and stucco construction; Drywall interior walls; Shingle roof; Built/recorded year from public records
• Exterior features: Private and association spa; Association-maintained pool; No perimeter fencing; Association amenities include pool, spa, tennis, pickleball, paddle tennis, sport courts, playground, barbecue/outdoor cooking areas, fire pit, picnic area, clubhouse with meeting room, gym, and maintained grounds; Community features include curbs, street lighting, sidewalks and park

Interior

• Kitchen: Family-style kitchen with breakfast counter/bar; Pots & pan drawers; Stone counters; Self-closing cabinet doors; Eating area open to living space
• Bedrooms: Main floor primary bedroom; All bedrooms on the ground level; Walk-in closet
• Flooring: Laminate flooring
• Bathrooms: One full bathroom (upgraded, remodeled) with shower-in-tub; One half bathroom; Double sinks in primary bath; Stone counters in baths
• Heating & cooling: Central heating (furnace); Central air conditioning
• Interior features: Built-in shelving/cabinets; Open floor plan; Tile counters; Double pane windows; No interior steps; Smoke and carbon monoxide detectors; Turnkey condition; Termite clearance
• Laundry & utility: Laundry room inside the unit; Washer hookup; Gas dryer hookup; Individual laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $655k.

Deal economics

• At list price, monthly cash flow is $-2k ($-29k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (66.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $332k (49.4% below list).
• Recommended offer: $222k (66.1% below list) — sets the bar for cash-flow.
• Cap rate 1.8% vs local median 1.2% in Irvine — 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 76/100 on livability (#100 in CA, #3,537 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: health & safety C-, cost of living F.
• Irvine Unified (urban): math 74% / reading 80% proficiency, ranked #31 of 517 in CA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Woodbury Elementary (1,069 students, 15% FRL); Jeffrey Trail Middle (1,077 students, 18% FRL); Portola High (math 76% / reading 85%, grade A, #40 of 1,170 statewide, top 3%, 2,293 students, 16% FRL).
• Market conditions: Rents flat; 151 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($5k loan paydown + $16k appreciation (2.5% 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Recommended offer $222,226 (66.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.51% ✗
• Cap rate: 1.80%
• Cash-on-cash: -16.03%
• DSCR: 0.29
• GRM: 16.5

CMA / ARV

• ARV (median comp): $839,134
• List price: $655,000
• Delta: 1.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

2.48% appreciation · 0.13% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.43×
• Total profit: $-103,843
• Equity at exit: $275,592

10-year hold

• IRR: -5.2%
• Equity multiple: 0.24×
• Total profit: $-138,813
• Equity at exit: $410,555

Cash invested: $183,400 (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 92620

• Home prices YoY: 0.5%
• Rents YoY: 0.1%
• Active inventory: 151
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $3,317 high
• Mortgage (P&I): −$3,435
• Tax from tax record: −$888 /mo · $10,651/yr
• Insurance: −$273
• HOA: −$475
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $-2,450

Break-even live

Break-even rent $6,418

Max offer price $222,226

Occupancy floor —

Sensitivity live

Price	-10% $-2,079	-5% $-2,264	+0% $-2,450	+5% $-2,635	+10% $-2,821
Rent	-10% $-2,712	-5% $-2,581	+0% $-2,450	+5% $-2,319	+10% $-2,188
Rate	-1.0pp $-2,120	-0.5pp $-2,283	base $-2,450	+0.5pp $-2,620	+1.0pp $-2,792

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: $163,750
• Closing costs: $19,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Spanish Lace Irvine, CA	1.0	2.0	1100	$3,000	$2.73	44d	1	0.10mi
76 Great Lawn Irvine, CA	2.0	2.5	1154	$3,800	$3.29	6d	1	0.17mi
49 Canal Irvine, CA	2.0	2.5	1021	$5,800	$5.68	44d	1	0.40mi
100 Grand Canal Irvine, CA	1.0–2.0	1.0–2.5	901	$2,565	$2.85	0d	108	0.45mi
8 Iceberg Rose Irvine, CA	2.0	2.5	1170	$4,050	$3.46	44d	1	0.52mi
42 Talisman Irvine, CA	2.0	2.0	1165	$3,700	$3.18	3d	1	0.54mi
33 Iceberg Rose Irvine, CA	2.0	2.0	1106	$3,500	$3.16	44d	1	0.57mi
39 Costa Brava Irvine, CA	2.0	2.5	1170	$4,000	$3.42	25d	1	0.60mi
100 Simplicity Irvine, CA	1.0–2.0	1.0–2.0	954	$2,730	$2.86	4d	22	0.62mi
19 Fulton Irvine, CA	2.0	2.0	1475	$4,300	$2.92	0d	1	0.66mi
1000 Payton Irvine, CA	1.0–2.0	1.0–2.0	856	$2,665	$3.11	0d	25	0.69mi
100 Piedmont Irvine, CA	1.0–2.0	1.0–2.0	769	$2,610	$3.39	0d	26	0.69mi
100 Cantor Irvine, CA	1.0–2.0	2.0–2.5	1000	$3,705	$3.70	2d	14	0.76mi
122 Overbrook Irvine, CA	2.0	2.0	1129	$3,600	$3.19	44d	1	0.77mi
1300 Hayes St Irvine, CA	1.0–2.0	1.0–2.0	882	$2,405	$2.73	0d	23	0.80mi
162 Overbrook Irvine, CA	2.0	2.0	1129	$4,200	$3.72	44d	1	0.82mi
317 Huntington Irvine, CA	2.0	2.0	1000	$3,100	$3.10	14d	1	0.83mi
70 Kempton Irvine, CA	2.0	1.5	1129	$3,600	$3.19	44d	1	0.86mi
100 Mirasol Irvine, CA	1.0–2.0	1.0–2.0	987	$2,655	$2.69	0d	17	0.91mi
5151 Walnut Ave #29 Irvine, CA	2.0	3.0	1142	$3,400	$2.98	44d	1	0.95mi
100 Virtuoso Irvine, CA	1.0–2.0	1.0–2.0	926	$2,625	$2.83	2d	26	0.98mi
4 Van Buren #313 Irvine, CA	2.0	2.0	903	$3,300	$3.65	13d	1	1.00mi
100 Esperanza Irvine, CA	1.0–2.0	1.0–2.0	906	$2,495	$2.75	0d	22	1.00mi
78 Rose Arch #21 Irvine, CA	2.0	2.0	1300	$3,950	$3.04	44d	1	1.02mi
8 Albany Irvine, CA	2.0	1.5	1011	$3,100	$3.07	8d	1	1.03mi
4 Austin Irvine, CA	1.0–2.0	1.0–2.0	803	$2,615	$3.25	0d	4	1.04mi
74 Granite Path Irvine, CA	2.0	2.0	1182	$3,800	$3.21	44d	1	1.06mi
80 Granite Path Irvine, CA	2.0	2.0	1182	$3,750	$3.17	14d	1	1.06mi
31 Golden Glen St Irvine, CA	2.0	2.0	1048	$3,250	$3.10	12d	1	1.08mi
230 Springview Irvine, CA	2.0	1.0	809	$2,600	$3.21	44d	1	1.09mi
6500 Roosevelt Irvine, CA	1.0–3.0	1.0–2.0	1014	$2,720	$2.68	0d	248	1.09mi
194 Rose Arch Irvine, CA	2.0	2.5	1441	$4,000	$2.78	8d	1	1.12mi
247 Streamwood Irvine, CA	2.0	1.0	887	$3,250	$3.66	19d	1	1.15mi
40 Lakepines Irvine, CA	2.0	1.5	1204	$3,300	$2.74	19d	1	1.18mi
34 Elksford Ave Irvine, CA	2.0	2.0	1078	$3,280	$3.04	44d	1	1.18mi
20 Lakepines Irvine, CA	2.0	1.5	1204	$3,300	$2.74	19d	1	1.18mi
163 Pineview Irvine, CA	1.0	1.0	934	$3,200	$3.43	11d	1	1.22mi
1178 Epic Irvine, CA	2.0	2.0	958	$3,990	$4.16	21d	1	1.22mi
52 Bridgeport Irvine, CA	2.0	2.0	948	$3,600	$3.80	3d	1	1.25mi
115 Fable Irvine, CA	2.0	2.5	1267	$3,700	$2.92	3d	1	1.27mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $655,000 Active 13 DOM
2. 2026-06-18
   days on market $655,000 Active 10 DOM
3. 2026-06-17
   days on market $655,000 Active 9 DOM
4. 2026-06-16
   days on market $655,000 Active 8 DOM
5. 2026-06-15
   days on market $655,000 Active 7 DOM
6. 2026-06-13
   days on market $655,000 Active 5 DOM
7. 2026-06-13
   days on market $655,000 Active 4 DOM
8. 2026-06-08
   remarks 693-char remark
9. 2026-06-08
   pricedays on marketlisting id $655,000 Active 1 DOM
10. 2026-02-04
    listed $849,999 Active 497-char remark
11. 2026-01-27
    historical
12. 2025-11-20
    price $899,000
13. 2025-09-09
    listed $919,000 Active
14. 2025-08-08
    soldstatus $805,000
15. 2025-08-07
    soldstatus $750,000 Closed
16. 2025-07-14
    listed $750,000 Active

ⓘ 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: $10,651 · $888/mo
• Projected year-2 tax: $10,651 · $888/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $39,806
• − Mortgage interest: −$36,690
• − Property taxes: −$10,651
• − Insurance: −$3,275
• − Repairs & maintenance: −$3,184
• − Management: −$3,184
• − HOA: −$5,700
• − Depreciation: −$19,055
• Taxable loss: −$41,934
• Est. tax savings @ 24.0%: +$10,064
• After-tax cash flow: $-19,334/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: Irvine Unified
• NCES district ID: 0684500
• Math proficiency: 74% ▲ 1.00%
• Reading proficiency: 80% ▲ 3.00%
• Median HH income: $92,078
• Composite: 69.17/100
• National rank: #319
• State rank: #31 of 517 in CA

Livability — Irvine

• Score: 76/100
• State rank: #100
• US rank: #3537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irvine, CA
• County: Orange County · 3,096,323 people
• City population: 287,839
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 61,631
• Household income: $146,942
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 2240.0

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 0.58)
• Race & ethnicity: Asian 59% White 26% Two or more races 9% Hispanic / Latino 8% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 1% Italian 1% Romanian 1%
• Foreign-born: 43% · China, South Korea, Vietnam
• Languages at home: 45% English-only · Chinese 21% Other Indo-European 10% Korean 8%

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: ▲ 2.48%
• Current HPI: 499.7012
• Rent YoY: ▲ 0.13%
• 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

-12.7% since first listed

9 events — show timeline

• 2026-06-08 Listed $655,000 CRMLS
• 2026-05-27 Listing Removed — CRMLS
• 2026-02-04 Listed $849,999 CRMLS
• 2026-01-27 Listing Removed — CRMLS
• 2025-11-20 Price Changed $899,000 CRMLS
• 2025-09-09 Listed $919,000 CRMLS
• 2025-08-08 Sold (Public Records) $805,000 Public Records
• 2025-08-07 Sold (MLS) $750,000 SDMLS
• 2025-07-14 Listed $750,000 SDMLS

Property tax history

+2.2%/yr

Latest (2025): $10,651 · +1.8% YoY. Source: county tax records.