3107 Via Serena S Unit P · Laguna Woods, CA 92637

$398,000

2 bd · 2.0 ba · 1,079 sqft · Condo public records · 71 Days on market

Built 1972 $369/sqft · at area comps Est $405k · at est. $910/mo HOA · 28% of rent

---

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 +8.3/15.0
• Appreciation +7.9/10.0
• Cash flow +6.0/30.0
• Schools +5.6/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0

Listing remarks MLS

Charming 2-bedroom, 2-bath condo located in the highly sought-after Laguna Woods Village. This desirable single-level, street-level home offers easy access with no stairs and no one above, providing both convenience and privacy. The interior has been refreshed with new plank flooring and fresh paint throughout, creating a clean and inviting living space. Upon entry, you’re welcomed into a spacious living room filled with natural light, highlighted by a large sliding glass door that opens to your own private patio—perfect for relaxing or enjoying the outdoors. The kitchen is fully equipped with all appliances, including a refrigerator, new garbage disposal, and an in-unit washer and dryer for added convenience. Both bedrooms offer direct access to the patio, allowing you to enjoy peaceful mornings and evenings right from your room. The layout includes two well-sized bathrooms—one featuring a walk-in shower and the other a tub/shower combination. Ample closet space and additional storage can be found throughout the home. Ideally situated at the end of a quiet cul-de-sac, this home is part of the vibrant 55+ community of Laguna Woods Village, offering an incredible array of amenities including 5 swimming pools, 2 fitness centers, 7 clubhouses, golf courses, tennis courts, bocce ball, an equestrian center, and much more. Enjoy resort-style living in one of Orange County’s premier active adult communities.

Key facts

• $910 HOA
• Community pool
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $398k.

Deal economics

• At list price, monthly cash flow is $-766 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (34.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (18.8% below list).
• Recommended offer: $263k (34.0% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 2.4% in Laguna Woods — 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 72/100 on livability (#200 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+; Watch: schools C-, amenities D+, cost of living 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 rising fast (+6.8%/yr); 191 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $3,233/mo this rent would consume 65% of the median local household income ($59k/yr) (locally 1572% 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 $26k of equity ($3k loan paydown + $23k appreciation (5.9% 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $71k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $262,683 (34.0% 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 71 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.25%
• DSCR: 0.63
• GRM: 10.3

CMA / ARV

• ARV (median comp): $404,844
• List price: $398,000
• Delta: -1.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.88% appreciation · 6.79% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.69×
• Total profit: $76,579
• Equity at exit: $247,283

10-year hold

• IRR: 12.7%
• Equity multiple: 3.65×
• Total profit: $295,261
• Equity at exit: $445,939

Cash invested: $111,440 (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 92637

• Home prices YoY: 3.4%
• Rents YoY: 6.8%
• Active inventory: 191
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,233 high
• Mortgage (P&I): −$2,087
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$166
• HOA: −$910
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $-766

Break-even live

Break-even rent $4,202

Max offer price $262,683

Occupancy floor —

Sensitivity live

Price	-10% $-541	-5% $-653	+0% $-766	+5% $-879	+10% $-991
Rent	-10% $-1,021	-5% $-894	+0% $-766	+5% $-638	+10% $-511
Rate	-1.0pp $-566	-0.5pp $-665	base $-766	+0.5pp $-869	+1.0pp $-974

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: $99,500
• Closing costs: $11,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3054 Via Serena S Laguna Woods, CA	2.0	2.0	950	$3,500	$3.68	44d	1	0.20mi
3037 Via Vis Laguna Woods, CA	2.0	2.0	1000	$2,600	$2.60	19d	1	0.24mi
3092 Via Serena N Unit D Laguna Woods, CA	2.0	2.0	989	$2,700	$2.73	17d	1	0.27mi
23580 Milano Unit 2 Laguna Hills, CA	3.0	2.0	1300	$3,800	$2.92	18d	1	0.32mi
4003 C. Sonora Unit 2B Laguna Woods, CA	2.0	2.0	1171	$3,100	$2.65	25d	1	0.48mi
22361 Torino Laguna Hills, CA	3.0	2.0	1290	$6,500	$5.04	44d	1	0.50mi
4002 Calle Sonora Unit 2D Laguna Woods, CA	2.0	2.0	1189	$3,000	$2.52	44d	1	0.66mi
2324 Via Puerta Laguna Woods, CA	2.0	2.0	1009	$2,800	$2.78	44d	1	0.72mi
2014 Via Mariposa W Unit A Laguna Woods, CA	2.0	2.0	1040	$2,850	$2.74	44d	1	0.73mi
3336 Punta Alta Unit 3D Laguna Woods, CA	2.0	2.0	1162	$3,500	$3.01	19d	1	0.81mi
22301 Caminito Mescalero #223 Laguna Hills, CA	3.0	2.5	1500	$3,700	$2.47	44d	1	0.82mi
24055 Paseo del Lago #960 Laguna Woods, CA	2.0	2.0	1200	$3,950	$3.29	44d	1	0.85mi
24055 Paseo del Lago #963 Laguna Woods, CA	2.0	2.0	1100	$3,400	$3.09	25d	1	0.85mi
2293 Via Puerta Unit O Laguna Woods, CA	2.0	2.0	1057	$3,100	$2.93	19d	1	0.86mi
2037 Via Mariposa E Laguna Woods, CA	2.0	2.0	1325	$3,300	$2.49	44d	1	0.87mi
2269 Via Puerta Unit N Laguna Woods, CA	2.0	2.0	1057	$2,700	$2.55	19d	1	0.88mi
22311 Caminito Escobedo Laguna Hills, CA	2.0	1.5	1041	$3,800	$3.65	21d	1	0.89mi
263 Calle Aragon Unit A Laguna Woods, CA	2.0	2.0	1275	$3,800	$2.98	18d	1	0.90mi
2369 Via Mariposa E Unit 1B Laguna Woods, CA	2.0	2.0	1340	$2,950	$2.20	44d	1	0.90mi
281 Avenida Carmel Unit 0Q Laguna Woods, CA	1.0	1.0	770	$2,300	$2.99	44d	1	0.90mi
2022 Via Mariposa E Unit D Laguna Woods, CA	2.0	2.0	1305	$4,000	$3.07	44d	1	0.94mi
91 Nightingale Dr Aliso Viejo, CA	3.0	2.5	1259	$4,000	$3.18	2d	1	0.94mi
3365 Punta Alta Unit 3F Laguna Woods, CA	1.0	1.5	837	$2,700	$3.23	17d	1	0.94mi
2022 Via Mariposa E Unit B Laguna Woods, CA	2.0	2.0	1325	$3,200	$2.42	19d	1	0.97mi
3356 Monte Hermosa Unit N Laguna Woods, CA	2.0	2.0	1188	$3,400	$2.86	5d	1	1.01mi
3274 San Amadeo Unit A Laguna Woods, CA	2.0	2.0	1079	$3,100	$2.87	25d	1	1.02mi
4025 Calle Sonora Este Unit 1E Laguna Woods, CA	2.0	2.0	1171	$3,100	$2.65	25d	1	1.05mi
8 Via Castilla Unit S Laguna Woods, CA	2.0	2.0	1000	$3,000	$3.00	44d	1	1.05mi
8 Via Castilla Unit T Laguna Woods, CA	2.0	2.0	1040	$2,650	$2.55	5d	1	1.05mi
8 Via Castilla Unit N Laguna Woods, CA	2.0	2.0	1040	$3,250	$3.12	25d	1	1.05mi
8 Via Castilla Laguna Woods, CA	2.0	2.0	1000	$3,250	$3.25	44d	1	1.05mi
54 Waxwing Ln Aliso Viejo, CA	3.0	3.0	1372	$3,995	$2.91	25d	1	1.06mi
116 Night Heron Ln Aliso Viejo, CA	2.0	2.0	1000	$3,450	$3.45	44d	1	1.09mi
21 Avenida Castilla Unit D Laguna Woods, CA	2.0	2.0	940	$3,200	$3.40	19d	1	1.11mi
2049 Via Mariposa E Unit H Laguna Woods, CA	2.0	1.0	866	$2,900	$3.35	44d	1	1.11mi
23491 Via San Miguel Aliso Viejo, CA	3.0	2.0	1240	$3,850	$3.10	13d	1	1.11mi
3496 Monte Hermoso Laguna Woods, CA	2.0	2.0	1104	$3,100	$2.81	44d	1	1.11mi
3498 Bahia Blanca W Unit 2B Laguna Woods, CA	2.0	2.0	1171	$3,000	$2.56	44d	1	1.13mi
3501 Bahia Blanca W Unit 1C Laguna Woods, CA	2.0	2.0	1200	$3,225	$2.69	44d	1	1.16mi
23491 Los Adornos Aliso Viejo, CA	3.0	2.0	1250	$3,600	$2.88	44d	1	1.18mi

HOA detail condo

• Monthly dues: $910 · $10,920/yr
• Likely covers: trashpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $398,000 Active 71 DOM
2. 2026-06-17
   days on market $398,000 Active 70 DOM
3. 2026-06-16
   days on market $398,000 Active 69 DOM
4. 2026-06-15
   days on market $398,000 Active 68 DOM
5. 2026-06-13
   days on market $398,000 Active 66 DOM
6. 2026-06-13
   days on market $398,000 Active 65 DOM
7. 2026-06-09
   days on market $398,000 Active 62 DOM
8. 2026-06-08
   days on market $398,000 Active 61 DOM
9. 2026-06-07
   days on market $398,000 Active 60 DOM
10. 2026-06-04
    pricedays on market $398,000 Active 57 DOM
11. 2026-06-03
    days on market $439,000 Active 56 DOM
12. 2026-06-02
    days on market $439,000 Active 55 DOM
13. 2026-06-01
    days on market $439,000 Active 54 DOM
14. 2026-05-31
    days on market $439,000 Active 53 DOM
15. 2026-04-28
    price $439,000 1448-char remark

    Show marketing remark (1448 chars)

    Charming 2-bedroom, 2-bath condo located in the highly sought-after Laguna Woods Village. This desirable single-level, street-level home offers easy access with no stairs and no one above, providing both convenience and privacy. The interior has been refreshed with new plank flooring and fresh paint throughout, creating a clean and inviting living space. Upon entry, you’re welcomed into a spacious living room filled with natural light, highlighted by a large sliding glass door that opens to your own private patio—perfect for relaxing or enjoying the outdoors. The kitchen is fully equipped with all appliances, including a refrigerator, new garbage disposal, and an in-unit washer and dryer for added convenience. Both bedrooms offer direct access to the patio, allowing you to enjoy peaceful mornings and evenings right from your room. The layout includes two well-sized bathrooms—one featuring a walk-in shower and the other a tub/shower combination. Ample closet space and additional storage can be found throughout the home. Ideally situated at the end of a quiet cul-de-sac, this home is part of the vibrant 55+ community of Laguna Woods Village, offering an incredible array of amenities including 5 swimming pools, 2 fitness centers, 7 clubhouses, golf courses, tennis courts, bocce ball, an equestrian center, and much more. Enjoy resort-style living in one of Orange County’s premier active adult communities.

16. 2026-04-08
    listed $469,000 Active 1448-char remark

    Show marketing remark (1448 chars)

    Charming 2-bedroom, 2-bath condo located in the highly sought-after Laguna Woods Village. This desirable single-level, street-level home offers easy access with no stairs and no one above, providing both convenience and privacy. The interior has been refreshed with new plank flooring and fresh paint throughout, creating a clean and inviting living space. Upon entry, you’re welcomed into a spacious living room filled with natural light, highlighted by a large sliding glass door that opens to your own private patio—perfect for relaxing or enjoying the outdoors. The kitchen is fully equipped with all appliances, including a refrigerator, new garbage disposal, and an in-unit washer and dryer for added convenience. Both bedrooms offer direct access to the patio, allowing you to enjoy peaceful mornings and evenings right from your room. The layout includes two well-sized bathrooms—one featuring a walk-in shower and the other a tub/shower combination. Ample closet space and additional storage can be found throughout the home. Ideally situated at the end of a quiet cul-de-sac, this home is part of the vibrant 55+ community of Laguna Woods Village, offering an incredible array of amenities including 5 swimming pools, 2 fitness centers, 7 clubhouses, golf courses, tennis courts, bocce ball, an equestrian center, and much more. Enjoy resort-style living in one of Orange County’s premier active adult communities.

17. 2026-03-30
    historical $3,050
18. 2026-03-18
    listed $3,050
19. 2023-07-28
    historical $2,950
20. 2023-07-17
    price $2,950

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $3,025 · $252/mo
• Expected delta: +$1,142/yr (+$95/mo · 60.7%)

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

Taxation est. · year 1

• Rental income: $38,793
• − Mortgage interest: −$22,294
• − Property taxes: −$1,882
• − Insurance: −$1,990
• − Repairs & maintenance: −$3,103
• − Management: −$3,103
• − HOA: −$10,920
• − Depreciation: −$11,578
• Taxable loss: −$16,079
• Est. tax savings @ 24.0%: +$3,859
• After-tax cash flow: $-5,333/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 Woods

• Score: 72/100
• State rank: #200
• US rank: #6421

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laguna Woods, CA
• County: Orange County · 3,096,323 people
• City population: 17,289
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 17,289
• Household income: $59,269
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 1572.0

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 (68%)
• Race & ethnicity: White 68% Asian 24% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Romanian 4% Scotch-Irish 4% Lithuanian 3%
• Foreign-born: 31% · China, South Korea, Canada
• Languages at home: 72% English-only · Chinese 8% Korean 7% Other Indo-European 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: ▲ 5.88%
• Current HPI: 180.1191
• Rent YoY: ▲ 6.79%
• 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

+14781.4% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $439,000 CRMLS
• 2026-04-08 Listed $469,000 CRMLS
• 2026-03-30 Rental Removed $3,050 TENANTTURNER2
• 2026-03-18 Listed for Rent $3,050 TENANTTURNER2
• 2023-07-28 Rental Removed $2,950 CRMLS
• 2023-07-17 Price Changed $2,950 CRMLS

Property tax history

+1.4%/yr

Latest (2025): $1,882 · +1.8% YoY. Source: county tax records.