14851 Jeffrey Rd #117 · Irvine, CA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $659 – $1,223
Heat risk 5/10 · Moderate
- Hot days now (above 91°F)
- 6 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 4/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 5 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B- 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 +21.5/30.0
- ARV discount +14.6/15.0
- DSCR +7.5/10.0
- Schools +7.2/10.0
- 1% rule +6.3/10.0
- Appreciation +5.2/10.0
- Livability +3.8/5.0
- Condition / age +3.8/5.0
- Rent growth +3.0/5.0
- Manufactured-home adj. -5.8
$236,500
14851 Jeffrey Rd #117 · Irvine, CA 92618
2 bd · 2.0 ba · 1,440 sqft · Manufactured
· 4 Days on market
Manufactured home
likely 55+ (park)
Built 1972
$164/sqft
· 16% below area
Est $281k · 16% under
↓ 5% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Opportunity is at Your Door! Corner lot with a great view of the clubhouse, colorful landscaping and guest parking. This lovely two bedrooms, two bathrooms about 1,440 SF, is looking for new owners. Spacious living room with cozy fireplace and large dining room. Compact kitchen offers lots of cabinets, deluxe appliances and a breakfast bar. Refrigerator and Washer + Dryer included. Slider in den opens to a good-sized porch. Primary suite has two large closets, step-in shower, and make-up vanity. Nice 2nd bedroom and guest bathroom. Newer windows, plantation shutters and Pergo-type flooring. Brick skirting, central air conditioning and storage shed for your extras.
Key facts
- Guest parking
- Lots of cabinets
- Cozy fireplace
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath manufactured listed at $236k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $734 ($9k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $236k).
- Cap rate 10.0% vs local median 1.3% 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: Greentree Elementary (449 students, 30% FRL); Venado Middle (583 students, 20% FRL); Irvine High (math 70% / reading 74%, grade B+, #92 of 1,170 statewide, top 8%, 1,862 students, 21% FRL).
- Market conditions: Rents rising (+2.1%/yr); 621 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 78d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of equity ($2k loan paydown + $2k appreciation (0.6% local appreciation)).
- Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
- At projected returns (0.6% appreciation + 2.1% rent growth), your $66k cash investment doubles in ~5 years — after that, you're playing with house money.
- By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
- 2 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.
Risks & watch-outs
- Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$236,500
Questions for the listing agent
- Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.27% ✓
- Cap rate
- 10.02%
- Cash-on-cash
- 13.31%
- DSCR
- 1.59
- GRM
- 6.6
CMA / ARV
- ARV (median comp)
- $280,789
- List price
- $236,500
- Delta
- -14.88%
- Verdict
- UNDERPRICED
- Comps
- 18 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 14851 Jeffrey Rd #241 | 0.02mi | 2/2.0 | 1,440 (0%) | 6mo | $140,000 | $97 | 94 |
| 14851 Jeffrey Rd #145 | 0.02mi | 3/2.0 (+1) | 1,440 (0%) | 1mo | $400,000 | $278 | 93 |
| 14851 Jeffrey Rd #248 | 0.02mi | 2/2.0 | 1,488 (+3%) | 1mo | $170,000 | $114 | 93 |
| 14851 Jeffrey Rd #135 | 0.02mi | 2/2.0 | 1,440 (0%) | 9mo | $205,000 | $142 | 92 |
| 14851 Jeffrey #334 | 0.02mi | 2/2.0 | 1,440 (0%) | 10mo | $178,000 | $124 | 91 |
| 14851 Jeffrey Rd #184 | 0.02mi | 2/2.0 | 1,547 (+7%) | 2mo | $325,000 | $210 | 85 |
| 14851 Jeffrey Rd #17 | 0.02mi | 3/2.0 (+1) | 1,440 (0%) | 11mo | $297,000 | $206 | 85 |
| 14851 Jeffrey Rd #25 | 0.02mi | 2/2.0 | 1,536 (+7%) | 9mo | $195,000 | $127 | 80 |
| 14851 Jeffrey Rd #38 | 0.02mi | 3/2.0 (+1) | 1,540 (+7%) | 6mo | $268,000 | $174 | 78 |
| 14851 Jeffrey Rd #352 | 0.02mi | 3/2.0 (+1) | 1,512 (+5%) | 10mo | $302,500 | $200 | 77 |
| 14851 Jeffrey #269 | 0.02mi | 3/2.0 (+1) | 1,608 (+12%) | 3mo | $356,000 | $221 | 72 |
| 14851 Jeffrey #171 | 0.02mi | 3/2.0 (+1) | 1,640 (+14%) | 2mo | $430,000 | $262 | 69 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
0.64% appreciation · 2.14% rent growth · sell at horizon
5-year hold
- IRR
- 13.6%
- Equity multiple
- 1.67×
- Total profit
- $44,564
- Equity at exit
- $76,367
10-year hold
- IRR
- 17.0%
- Equity multiple
- 2.94×
- Total profit
- $128,277
- Equity at exit
- $98,187
Cash invested: $66,220 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 7 active · 9 under contract
- Months of supply
- 4.7 mo (21%/mo absorbed)
- Median asking
- $190,000 ($169/sqft)
- Median days on market
- 42 d
- This list price
- 71% of active listings are priced below it
- ARV vs active asking
- +15.5% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 92618
- Home prices YoY
- 0.1%
- Rents YoY
- 2.1%
- Active inventory
- 621
- Price-to-rent
- 6.6×
Monthly cashflow live
↻
- Estimated rent
- $2,999 high interval (Pro) →
- Mortgage (P&I)
- −$1,240
- Tax est. 1.5%
- −$296 /mo · $3,548/yr
- Insurance
- −$99
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$630
- Net cashflow
- $734
Break-even live
Break-even rent
$2,069
Max offer price
$236,500
Occupancy floor
71%
Sensitivity live
| Price | -10% $898 | -5% $816 | +0% $734 | +5% $653 | +10% $571 |
|---|---|---|---|---|---|
| Rent | -10% $498 | -5% $616 | +0% $734 | +5% $853 | +10% $971 |
| Rate | -1.0pp $854 | -0.5pp $795 | base $734 | +0.5pp $673 | +1.0pp $611 |
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
- $59,125
- Closing costs
- $7,095
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 17 Deodar Irvine, CA | 3.0 | 2.5 | 1647 | $4,395 | $2.67 | 59d | 1 | 0.21mi |
| 5224 Walnut Ave Irvine, CA | 3.0 | 2.5 | 1428 | $4,000 | $2.80 | 94d | 1 | 0.22mi |
| 4 Austin Irvine, CA | 1.0–3.0 | 1.0–2.0 | 873 | $3,020 | $3.46 | 0d | 9 | 0.28mi |
| 34 Elksford Ave Irvine, CA | 2.0 | 2.0 | 1078 | $3,280 | $3.04 | 139d | 1 | 0.28mi |
| 34 Elksford Ave Irvine, CA | 2.0 | 2.0 | 1078 | $3,350 | $3.11 | 39d | 1 | 0.28mi |
| 5 Locust Irvine, CA | 3.0 | 2.5 | 1517 | $4,300 | $2.83 | 74d | 1 | 0.28mi |
| 5 Locust Irvine, CA | 3.0 | 2.5 | 1517 | $4,495 | $2.96 | 116d | 1 | 0.28mi |
| 5071 Doanoke Ave Irvine, CA | 3.0 | 2.0 | 1379 | $4,600 | $3.34 | 10d | 1 | 0.31mi |
| 51 Golden Glen St #1 Irvine, CA | 3.0 | 2.0 | 1048 | $4,050 | $3.86 | 78d | 1 | 0.32mi |
| 152 Kazan St Irvine, CA | 3.0 | 2.0 | 1091 | $3,800 | $3.48 | 39d | 1 | 0.33mi |
| 43 Golden Glen St Irvine, CA | 3.0 | 2.0 | 1091 | $3,500 | $3.21 | 51d | 1 | 0.33mi |
| 5011 Greencap Ave Irvine, CA | 3.0 | 2.0 | 1216 | $4,400 | $3.62 | 100d | 1 | 0.34mi |
| 5011 Greencap Ave Irvine, CA | 3.0 | 2.0 | 1216 | $4,500 | $3.70 | 86d | 1 | 0.34mi |
| 31 Golden Glen St Irvine, CA | 2.0 | 2.0 | 1048 | $3,250 | $3.10 | 107d | 1 | 0.35mi |
| 5151 Walnut Ave #29 Irvine, CA | 2.0 | 3.0 | 1142 | $3,400 | $2.98 | 139d | 1 | 0.41mi |
| 5101 Chateau Cir Irvine, CA | 3.0 | 2.0 | 1650 | $4,800 | $2.91 | 120d | 1 | 0.49mi |
| 4 Albany Irvine, CA | 2.0 | 1.5 | 1011 | $2,995 | $2.96 | 85d | 1 | 0.52mi |
| 4 Albany Irvine, CA | 2.0 | 1.5 | 1020 | $2,795 | $2.74 | 7d | 1 | 0.52mi |
| 8 Albany Irvine, CA | 2.0 | 1.5 | 1011 | $2,800 | $2.77 | 54d | 1 | 0.53mi |
| 15431 Lorraine Way Irvine, CA | 3.0 | 2.0 | 1450 | $4,500 | $3.10 | 120d | 1 | 0.55mi |
| 4801 Winvale Ave Irvine, CA | 3.0 | 2.0 | 1299 | $4,200 | $3.23 | 44d | 1 | 0.55mi |
| 11 Eccelstone Cir Irvine, CA | 3.0 | 2.0 | 1480 | $4,795 | $3.24 | 120d | 1 | 0.55mi |
| 1300 Hayes St Irvine, CA | 1.0–3.0 | 1.0–2.0 | 956 | $3,425 | $3.58 | 3d | 19 | 0.56mi |
| 5 Dover Irvine, CA | 3.0 | 1.5 | 1121 | $3,600 | $3.21 | 68d | 1 | 0.57mi |
| 38 Cresthaven Irvine, CA | 2.0 | 2.0 | 1105 | $3,995 | $3.62 | 4d | 1 | 0.65mi |
| 51 Ashbrook Irvine, CA | 3.0 | 2.5 | 1399 | $4,500 | $3.22 | 63d | 1 | 0.65mi |
| 78 Rose Arch #21 Irvine, CA | 2.0 | 2.0 | 1300 | $3,950 | $3.04 | 139d | 1 | 0.66mi |
| 43 Alderwood #69 Irvine, CA | 3.0 | 1.5 | 1220 | $3,700 | $3.03 | 116d | 1 | 0.66mi |
| 70 Painted Trellis Irvine, CA | 3.0 | 3.5 | 1626 | $4,500 | $2.77 | 50d | 1 | 0.68mi |
| 86 Rose Arch Irvine, CA | 2.0 | 2.5 | 1441 | $4,100 | $2.85 | 24d | 1 | 0.68mi |
| 24 Elderglen Irvine, CA | 2.0 | 1.5 | 1125 | $3,200 | $2.84 | 55d | 1 | 0.68mi |
| 21 Cresthaven Irvine, CA | 3.0 | 2.5 | 1508 | $4,500 | $2.98 | 70d | 1 | 0.69mi |
| 21 Cresthaven #50 Irvine, CA | 3.0 | 2.5 | 1601 | $4,700 | $2.94 | 89d | 1 | 0.69mi |
| 26 Elderglen Irvine, CA | 3.0 | 2.0 | 1104 | $4,150 | $3.76 | 116d | 1 | 0.69mi |
| 88 Painted Trellis Irvine, CA | 3.0 | 2.5 | 1559 | $4,500 | $2.89 | 139d | 1 | 0.69mi |
| 21 Ashbrook #102 Irvine, CA | 3.0 | 2.5 | 1383 | $4,300 | $3.11 | 90d | 1 | 0.70mi |
| 21 Ashbrook #102 Irvine, CA | 3.0 | 3.0 | 1383 | $4,300 | $3.11 | 65d | 1 | 0.70mi |
| 13 Ashbrook Irvine, CA | 3.0 | 2.5 | 1399 | $4,000 | $2.86 | 80d | 1 | 0.71mi |
| 85 Painted Trellis Unit 24 Irvine, CA | 3.0 | 3.5 | 1632 | $4,600 | $2.82 | 84d | 1 | 0.71mi |
| 53 Strawberry Grv Irvine, CA | 3.0 | 3.5 | 1658 | $4,500 | $2.71 | 57d | 1 | 0.71mi |
Property features AI
Finance
- Other
- Park directions: From Jeffrey, enter The Meadows park on Poplar.
- HOA & community
- Senior communityStreet lightingMonthly land lease of $1,650 (seller-reported)
Exterior
- Parking
- Park name: The Meadows
- Utilities
- Public sewerDistrict/public water
- Home design
- Manufactured/mobile home (24 ft x 60 ft)Single-storyLocated in The Meadows (Meadows Trailer Park)
- Construction
- Mobile home remains on lotYear built reported by seller
- Exterior features
- Front yardShedAssociation pool
Interior
- Kitchen
- Refrigerator
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central cooling
- Interior features
- One-level layoutEntry on level 1
- Laundry & utility
- Indoor laundry in a dedicated room
Listing history 50 events
-
2026-09-23days on market $236,500 Active 4 DOM
-
2026-09-22days on market $236,500 Active 3 DOM
-
2026-09-21days on market $236,500 Active 2 DOM
-
2026-09-20remarks 699-char remark
-
2026-09-20pricedays on market $236,500 Active 1 DOM
-
2026-08-31days on market $239,000 Active 73 DOM
-
2026-08-29days on market $239,000 Active 71 DOM
-
2026-08-28days on market $239,000 Active 70 DOM
-
2026-08-27days on market $239,000 Active 69 DOM
-
2026-08-26days on market $239,000 Active 68 DOM
-
2026-08-25days on market $239,000 Active 67 DOM
-
2026-08-24days on market $239,000 Active 66 DOM
-
2026-08-23days on market $239,000 Active 65 DOM
-
2026-08-22days on market $239,000 Active 64 DOM
-
2026-08-21days on market $239,000 Active 63 DOM
-
2026-08-20days on market $239,000 Active 62 DOM
-
2026-08-19days on market $239,000 Active 61 DOM
-
2026-08-18days on market $239,000 Active 60 DOM
-
2026-08-17days on market $239,000 Active 59 DOM
-
2026-08-16days on market $239,000 Active 58 DOM
-
2026-08-15days on market $239,000 Active 57 DOM
-
2026-08-14days on market $239,000 Active 56 DOM
-
2026-08-13days on market $239,000 Active 55 DOM
-
2026-08-12days on market $239,000 Active 54 DOM
-
2026-08-11days on market $239,000 Active 53 DOM
-
2026-08-10days on market $239,000 Active 52 DOM
-
2026-08-09days on market $239,000 Active 51 DOM
-
2026-08-08days on market $239,000 Active 50 DOM
-
2026-08-06days on market $239,000 Active 48 DOM
-
2026-08-05days on market $239,000 Active 47 DOM
-
2026-08-04days on market $239,000 Active 46 DOM
-
2026-08-03days on market $239,000 Active 45 DOM
-
2026-07-31days on market $239,000 Active 42 DOM
-
2026-07-30days on market $239,000 Active 41 DOM
-
2026-07-30days on market $239,000 Active 40 DOM
-
2026-07-28days on market $239,000 Active 39 DOM
-
2026-07-26days on market $239,000 Active 37 DOM
-
2026-07-24days on market $239,000 Active 35 DOM
-
2026-07-23days on market $239,000 Active 34 DOM
-
2026-07-23remarks 517-char remark
-
2026-07-22days on market $239,000 Active 33 DOM
-
2026-07-21days on market $239,000 Active 32 DOM
-
2026-07-20days on market $239,000 Active 31 DOM
-
2026-07-18days on market $239,000 Active 29 DOM
-
2026-07-18days on market $239,000 Active 28 DOM
-
2026-07-16pricedays on market $239,000 Active 27 DOM
-
2026-07-15days on market $249,900 Active 26 DOM
-
2026-07-14days on market $249,900 Active 25 DOM
-
2026-07-13days on market $249,900 Active 24 DOM
-
2026-07-13days on market $249,900 Active 23 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 5/10 Major 6 d/yr ≥91°F today · 16 d/yr by 30 yrs out
- Wind 1/10 Low
- Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $35,982
- − Mortgage interest
- −$13,248
- − Property taxes
- −$3,548
- − Insurance
- −$1,182
- − Repairs & maintenance
- −$2,879
- − Management
- −$2,879
- − Depreciation
- −$6,880
- Taxable income
- $5,368
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,288
- After-tax cash flow
- $7,525/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.
Condition & rehab AI · 13 photos
75/100
Cosmetic rehab
Est. rehab $7,200–$21,600 screening
This manufactured home is in good condition with minimal repairs needed. Painting the exterior siding and maintaining the HVAC system would significantly enhance its resale and rental value.
Value-add opportunities
- Both Paint exterior siding — Fresh paint enhances curb appeal and property value ↑
- Both Clean and maintain HVAC system — A clean and functioning HVAC system improves comfort and energy efficiency ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
B
Composite school gradezoned avg 72/100
Zoned Schools
Elementary
Greentree Elementary
Middle
Venado Middle
High
Irvine High
B+
CA #92/1,170
Nat'l #1,878/17,239
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
B
Composite livability gradescore 76/100
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 · 3,477,456 people
- City population
- 287,839
- Metro
- Los Angeles-Long Beach-Anaheim, CA
- Population (ZIP)
- 66,126
- Household income
- $145,731
- Rent vs Own
- Severe rent burden
- 13% of renters
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 0.65)
- Race & ethnicity
- Asian 48% White 33% Hispanic / Latino 11% Two or more races 10% Black 1%
- Hispanic origin (detail)
- Mexican 7%
- Common ancestry
- Italian 3% Romanian 2% Scotch-Irish 1%
- Foreign-born
- 42% · China, South Korea, Canada
- Languages at home
- 44% English-only · Chinese 15% 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
- ▲ 0.64%
- Current HPI
- 441.9409
- Rent YoY
- ▲ 2.14%
- 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 |
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| Financial Services | 3 | $174B |
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| Retail | 3 | $44B |
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| Insurance | 3 | $26B |
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| Media / Entertainment | 2 | $115B |
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| Pharmaceuticals / Biotech | 2 | $62B |
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Price history
-5.4% since first listed4 events — show timeline
- 2026-09-19 Listed $236,500 CRMLS
- 2026-09-01 Listing Removed — CRMLS
- 2026-07-16 Price Changed $239,000 CRMLS
- 2026-06-19 Listed $249,900 CRMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…