11 Shoreview · Newport Beach, CA 92657

$16,995,000

6 bd · 8.0 ba · 12,278 sqft · SingleFamily public records · 207 Days on market

Built 1994 0.45 ac lot $1384/sqft · 20% below area Est $21141k · 20% under $680/mo HOA · 7% of rent ↓ 6% 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
• Appreciation +10.0/10.0
• Schools +4.8/10.0
• Rent growth +4.1/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Introduced to the market for the first time, 11 Shoreview represents a rare opportunity to own a home created with true intention. This is not just a residence, it is a deeply considered estate where craftsmanship, scale, and comfort come together in a way that feels both luxurious and genuinely livable. With more than 12,200 square feet of thoughtfully arranged interiors, the home unfolds in layers. You enter through a grand, graceful foyer that sets the tone for the entire experience. .. elegant, welcoming, and beautifully composed. Formal spaces transition effortlessly into more intimate rooms meant for gathering, relaxing, and enjoying everyday life. Nothing feels forced or overly ornate; instead, the home carries a quiet confidence rooted in quality and timeless design. The amenities were chosen with purpose and an understanding of how people truly live. A dedicated game lounge and poker room bring energy and connection. A full gym, wellness suite, and sauna encourage balance and restoration. A temperature-controlled wine cellar with a tasting room creates a space for shared moments and celebration. Generous bonus areas offer flexibility, whether for creative pursuits, family activities, or private retreats. Outdoor pavilions extend the sense of home outward, offering peaceful settings for both small, quiet mornings and lively evenings spent with the people who matter most. Every finish, material, and architectural line reflects a devotion to craft. The home feels curated, not decorated—elevated yet warm, impressive yet never overwhelming. It invites you in, encourages you to stay, and provides a sense of grounding that is rare in estates of this scale. 11 Shoreview is a legacy property in the truest sense—an estate built with care, passion, and vision. It is a home meant to be lived in, loved, and passed forward, offering a lifestyle defined by beauty, privacy, and enduring sophistication.

Key facts

• Poker room
• Tasting room
• Full gym

Tags

• DEDICATED GAME LOUNGE
• POKER ROOM
• FULL GYM
• WELLNESS SUITE
• SAUNA
• TASTING ROOM

What this means for you Summary

Snapshot

• This is a 6-bed/8.0-bath single-family listed at $17.00M.

Deal economics

• At list price, monthly cash flow is $-93k ($-1.12M/yr) — negative.
• To cash-flow at today's rent, offer at most $1.01M (94.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.00M (94.1% below list).
• Recommended offer: $1.00M (94.1% below list) — sets the bar for 1% rule.
• Cap rate -0.3% vs local median 0.6% in Newport Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#101 in CA, #3,645 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, employment A+; Watch: health & safety C-, cost of living F.
• Newport-Mesa Unified (urban): math 46% / reading 58% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.6%/yr); 55 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $10,007/mo this rent would consume 65% of the median local household income ($185k/yr) (locally 297% 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 $1.82M of equity ($117k loan paydown + $1.70M appreciation (10.0% 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 ~$2.92M cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($14.96M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,000,651 (94.1% 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 207 days. Have you received any prior offers? Is the seller open to a 94% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.06% ✗
• Cap rate: -0.29%
• Cash-on-cash: -23.50%
• DSCR: -0.05
• GRM: 141.5

CMA / ARV

• ARV (median comp): $21,141,338
• List price: $16,995,000
• Delta: -19.61%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Shoreview	0.03mi	6/8.5	11,000 (-10%)	1mo	$15,900,000	$1,445	79
4700 Surrey	0.32mi	5/9.0 (-1)	12,977 (+6%)	14mo	$23,000,000	$1,772	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 6.58% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.70×
• Total profit: $3,348,794
• Equity at exit: $15,310,442

10-year hold

• IRR: 10.2%
• Equity multiple: 4.07×
• Total profit: $14,596,351
• Equity at exit: $33,017,547

Cash invested: $4,758,600 (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 92657

• Home prices YoY: 3.7%
• Rents YoY: 6.6%
• Active inventory: 55
• Price-to-rent: 141.5×

Monthly cashflow live

• Estimated rent: $10,007 medium
• Mortgage (P&I): −$89,124
• Tax from tax record: −$4,198 /mo · $50,381/yr
• Insurance: −$7,081
• HOA: −$680
• Vacancy / Maint / Mgmt: −$2,101
• Net cashflow: $-93,178

Break-even live

Break-even rent $127,953

Max offer price $1,007,611

Occupancy floor —

Sensitivity live

Price	-10% $-83,558	-5% $-88,368	+0% $-93,178	+5% $-97,988	+10% $-102,799
Rent	-10% $-93,969	-5% $-93,573	+0% $-93,178	+5% $-92,783	+10% $-92,388
Rate	-1.0pp $-84,619	-0.5pp $-88,856	base $-93,178	+0.5pp $-97,582	+1.0pp $-102,062

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: $4,248,750
• Closing costs: $509,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Pelican Point Dr Newport Coast, CA	7.0	7.5	10417	$80,000	$7.68	45d	1	0.17mi
11 Skyridge Newport Coast, CA	5.0	8.5	10802	$39,900	$3.69	0d	1	1.24mi

HOA detail

• Monthly dues: $680 · $8,160/yr
• Likely covers: gym

Listing history 17 events

1. 2026-06-21
   days on market $16,995,000 Active 207 DOM
2. 2026-06-18
   days on market $16,995,000 Active 204 DOM
3. 2026-06-17
   days on market $16,995,000 Active 203 DOM
4. 2026-06-16
   days on market $16,995,000 Active 202 DOM
5. 2026-06-15
   days on market $16,995,000 Active 201 DOM
6. 2026-06-13
   days on market $16,995,000 Active 199 DOM
7. 2026-06-13
   days on market $16,995,000 Active 198 DOM
8. 2026-06-09
   days on market $16,995,000 Active 195 DOM
9. 2026-06-08
   days on market $16,995,000 Active 194 DOM
10. 2026-06-07
    days on market $16,995,000 Active 193 DOM
11. 2026-06-04
    days on market $16,995,000 Active 190 DOM
12. 2026-06-03
    days on market $16,995,000 Active 189 DOM
13. 2026-06-02
    days on market $16,995,000 Active 188 DOM
14. 2026-06-01
    days on market $16,995,000 Active 187 DOM
15. 2026-05-31
    days on market $16,995,000 Active 186 DOM
16. 2026-02-21
    price $16,995,000 1940-char remark

    Show marketing remark (1940 chars)

    Introduced to the market for the first time, 11 Shoreview represents a rare opportunity to own a home created with true intention. This is not just a residence, it is a deeply considered estate where craftsmanship, scale, and comfort come together in a way that feels both luxurious and genuinely livable. With more than 12,200 square feet of thoughtfully arranged interiors, the home unfolds in layers. You enter through a grand, graceful foyer that sets the tone for the entire experience. .. elegant, welcoming, and beautifully composed. Formal spaces transition effortlessly into more intimate rooms meant for gathering, relaxing, and enjoying everyday life. Nothing feels forced or overly ornate; instead, the home carries a quiet confidence rooted in quality and timeless design. The amenities were chosen with purpose and an understanding of how people truly live. A dedicated game lounge and poker room bring energy and connection. A full gym, wellness suite, and sauna encourage balance and restoration. A temperature-controlled wine cellar with a tasting room creates a space for shared moments and celebration. Generous bonus areas offer flexibility, whether for creative pursuits, family activities, or private retreats. Outdoor pavilions extend the sense of home outward, offering peaceful settings for both small, quiet mornings and lively evenings spent with the people who matter most. Every finish, material, and architectural line reflects a devotion to craft. The home feels curated, not decorated—elevated yet warm, impressive yet never overwhelming. It invites you in, encourages you to stay, and provides a sense of grounding that is rare in estates of this scale. 11 Shoreview is a legacy property in the truest sense—an estate built with care, passion, and vision. It is a home meant to be lived in, loved, and passed forward, offering a lifestyle defined by beauty, privacy, and enduring sophistication.

17. 2025-11-26
    listed $17,995,000 Active 1940-char remark

    Show marketing remark (1940 chars)

    Introduced to the market for the first time, 11 Shoreview represents a rare opportunity to own a home created with true intention. This is not just a residence, it is a deeply considered estate where craftsmanship, scale, and comfort come together in a way that feels both luxurious and genuinely livable. With more than 12,200 square feet of thoughtfully arranged interiors, the home unfolds in layers. You enter through a grand, graceful foyer that sets the tone for the entire experience. .. elegant, welcoming, and beautifully composed. Formal spaces transition effortlessly into more intimate rooms meant for gathering, relaxing, and enjoying everyday life. Nothing feels forced or overly ornate; instead, the home carries a quiet confidence rooted in quality and timeless design. The amenities were chosen with purpose and an understanding of how people truly live. A dedicated game lounge and poker room bring energy and connection. A full gym, wellness suite, and sauna encourage balance and restoration. A temperature-controlled wine cellar with a tasting room creates a space for shared moments and celebration. Generous bonus areas offer flexibility, whether for creative pursuits, family activities, or private retreats. Outdoor pavilions extend the sense of home outward, offering peaceful settings for both small, quiet mornings and lively evenings spent with the people who matter most. Every finish, material, and architectural line reflects a devotion to craft. The home feels curated, not decorated—elevated yet warm, impressive yet never overwhelming. It invites you in, encourages you to stay, and provides a sense of grounding that is rare in estates of this scale. 11 Shoreview is a legacy property in the truest sense—an estate built with care, passion, and vision. It is a home meant to be lived in, loved, and passed forward, offering a lifestyle defined by beauty, privacy, and enduring sophistication.

ⓘ 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: $50,381 · $4,198/mo
• Projected year-2 tax: $129,162 · $10,764/mo
• Expected delta: +$78,781/yr (+$6,565/mo · 156.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 4 d/yr ≥83°F today · 12 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: $120,078
• − Mortgage interest: −$951,984
• − Property taxes: −$50,381
• − Insurance: −$84,975
• − Repairs & maintenance: −$9,606
• − Management: −$9,606
• − HOA: −$8,160
• − Depreciation: −$494,400
• Taxable loss: −$1,489,034
• Est. tax savings @ 24.0%: +$357,368
• After-tax cash flow: $-760,769/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: Newport-Mesa Unified
• NCES district ID: 0627240
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $83,922
• Composite: 47.64/100
• National rank: #2248
• State rank: #106 of 517 in CA

Livability — Newport Beach

• Score: 76/100
• State rank: #101
• US rank: #3645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport Beach, CA
• County: Orange County · 3,096,323 people
• City population: 83,845
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 9,920
• Household income: $185,042
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 297.0

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 (70%)
• Race & ethnicity: White 70% Asian 19% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 5% Scotch-Irish 5% Lithuanian 2%
• Foreign-born: 31% · China, South Korea, Vietnam
• Languages at home: 66% English-only · Other Indo-European 11% Chinese 7% German/W. Germanic 4%

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: ▲ 18.56%
• Current HPI: 522.5061
• Rent YoY: ▲ 6.58%
• 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

-5.6% since first listed

2 events — show timeline

• 2026-02-21 Price Changed $16,995,000 CRMLS
• 2025-11-26 Listed $17,995,000 CRMLS

Property tax history

+1.5%/yr

Latest (2025): $50,381 · +1.3% YoY. Source: county tax records.