3335 Punta Alta Unit 2C · Laguna Woods, CA 92637

$350,000

2 bd · 2.0 ba · 1,162 sqft · Condo public records · 69 Days on market

Built 1973 $301/sqft · 24% below area Est $460k · 24% under $880/mo HOA · 26% of rent

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Why this score? — see what drove the C- 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 +7.9/10.0
• Cash flow +7.6/30.0
• Schools +5.6/10.0
• 1% rule +4.5/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

IF YOU ARE LOOKING FOR QUIET AREA IN GATED COMMUNITY OF LAGUNA WOODS WITH FANTASTIC VIEWS DONT LOOK ANYMORE. THIS SPACIOUS 2 BEDROOM WAS REMODELED A FEW YEARS BACK WITH GRANITE COUNTERS AND STAINLESS STEEL APPLIANCES AND NEWER WINDOWS. THIS HOME IS VERY CLOSE TO THE CLUB HOUSE.

Key facts

• Gated community
• Remodeled
• Fantastic views

Tags

• GATED COMMUNITY
• FANTASTIC VIEWS
• REMODELED
• GRANITE COUNTERS
• STAINLESS STEEL APPLIANCES
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $350k.

Deal economics

• At list price, monthly cash flow is $-418 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (4.7% below list).
• Recommended offer: $276k (21.1% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $3,334/mo this rent would consume 68% 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 $23k of equity ($2k loan paydown + $21k 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $50k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $159k; list at $350k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $276,159 (21.1% 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 69 days. Have you received any prior offers? Is the seller open to a 21% 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. 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. 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 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: 0.95% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.12%
• DSCR: 0.77
• GRM: 8.7

CMA / ARV

• ARV (median comp): $460,243
• List price: $350,000
• Delta: -23.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.8%
• Equity multiple: 1.87×
• Total profit: $85,656
• Equity at exit: $217,460

10-year hold

• IRR: 15.1%
• Equity multiple: 4.12×
• Total profit: $305,549
• Equity at exit: $392,158

Cash invested: $98,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $3,334 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$191 /mo · $2,287/yr
• Insurance: −$146
• HOA: −$880
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $-418

Break-even live

Break-even rent $3,863

Max offer price $276,159

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-319	+0% $-418	+5% $-517	+10% $-616
Rent	-10% $-681	-5% $-550	+0% $-418	+5% $-286	+10% $-155
Rate	-1.0pp $-242	-0.5pp $-329	base $-418	+0.5pp $-509	+1.0pp $-601

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3336 Punta Alta Unit 3D Laguna Woods, CA	2.0	2.0	1162	$3,500	$3.01	20d	1	0.03mi
3365 Punta Alta Unit 3F Laguna Woods, CA	1.0	1.5	837	$2,700	$3.23	18d	1	0.12mi
3356 Monte Hermosa Unit N Laguna Woods, CA	2.0	2.0	1188	$3,400	$2.86	6d	1	0.22mi
24055 Paseo del Lago #963 Laguna Woods, CA	2.0	2.0	1100	$3,400	$3.09	26d	1	0.22mi
24055 Paseo del Lago #960 Laguna Woods, CA	2.0	2.0	1200	$3,950	$3.29	45d	1	0.22mi
3496 Monte Hermoso Laguna Woods, CA	2.0	2.0	1104	$3,100	$2.81	45d	1	0.29mi
3498 Bahia Blanca W Unit 2B Laguna Woods, CA	2.0	2.0	1171	$3,000	$2.56	45d	1	0.33mi
3300 Via Carrizo Unit O Laguna Woods, CA	2.0	2.0	1145	$3,200	$2.79	0d	1	0.33mi
3486 Bahia Blanca W Unit 3D Laguna Woods, CA	2.0	2.0	1185	$3,000	$2.53	45d	1	0.37mi
3486 Bahia Blanca W Unit 3G Laguna Woods, CA	3.0	2.0	1360	$3,300	$2.43	18d	1	0.37mi
3501 Bahia Blanca W Unit 1C Laguna Woods, CA	2.0	2.0	1200	$3,225	$2.69	45d	1	0.38mi
3274 San Amadeo Unit A Laguna Woods, CA	2.0	2.0	1079	$3,100	$2.87	26d	1	0.40mi
91 Nightingale Dr Aliso Viejo, CA	3.0	2.5	1259	$4,000	$3.18	3d	1	0.59mi
3092 Via Serena N Unit D Laguna Woods, CA	2.0	2.0	989	$2,700	$2.73	18d	1	0.59mi
116 Night Heron Ln Aliso Viejo, CA	2.0	2.0	1000	$3,450	$3.45	45d	1	0.63mi
54 Waxwing Ln Aliso Viejo, CA	3.0	3.0	1372	$3,995	$2.91	26d	1	0.66mi
3054 Via Serena S Laguna Woods, CA	2.0	2.0	950	$3,500	$3.68	45d	1	0.66mi
75 Cinnamon Teal Aliso Viejo, CA	2.0	2.0	975	$3,100	$3.18	0d	1	0.71mi
3037 Via Vis Laguna Woods, CA	2.0	2.0	1000	$2,600	$2.60	20d	1	0.71mi
58 Cinnamon Teal Aliso Viejo, CA	2.0	2.0	975	$5,000	$5.13	45d	1	0.73mi
3048 Via Serena S Unit P Laguna Woods, CA	2.0	2.0	1009	$3,000	$2.97	0d	1	0.75mi
4002 Calle Sonora Unit 2D Laguna Woods, CA	2.0	2.0	1189	$3,000	$2.52	45d	1	0.77mi
110 Sandpiper Ln Aliso Viejo, CA	2.0	2.0	849	$2,775	$3.27	45d	1	0.78mi
22361 Torino Laguna Hills, CA	3.0	2.0	1290	$6,500	$5.04	45d	1	0.78mi
3117 Via Serena S Unit D Laguna Woods, CA	2.0	2.0	989	$4,000	$4.04	0d	1	0.79mi
4003 C. Sonora Unit 2B Laguna Woods, CA	2.0	2.0	1171	$3,100	$2.65	26d	1	0.79mi
91 Whippoorwill Ln Aliso Viejo, CA	2.0	2.0	1000	$3,250	$3.25	26d	1	0.81mi
23580 Milano Unit 2 Laguna Hills, CA	3.0	2.0	1300	$3,800	$2.92	19d	1	0.86mi
59 La Costa Ct Laguna Beach, CA	2.0	2.5	1350	$5,200	$3.85	26d	1	0.91mi
59 La Costa Ct Laguna Beach, CA	2.0	2.5	1350	$5,200	$3.85	19d	1	0.91mi
4025 Calle Sonora Este Unit 1E Laguna Woods, CA	2.0	2.0	1171	$3,100	$2.65	26d	1	0.98mi
14 Encinitas Ct Laguna Beach, CA	2.0	2.5	1289	$4,800	$3.72	20d	1	1.00mi
518 San Nicholas Ct Laguna Beach, CA	2.0	2.5	1325	$4,000	$3.02	45d	1	1.06mi
22301 Caminito Mescalero #223 Laguna Hills, CA	3.0	2.5	1500	$3,700	$2.47	45d	1	1.09mi
208 Santa Rosa Ct #208 Laguna Beach, CA	2.0	2.5	1383	$3,600	$2.60	45d	1	1.15mi
22311 Caminito Escobedo Laguna Hills, CA	2.0	1.5	1041	$3,800	$3.65	22d	1	1.17mi
350 Artisan Dr Laguna Beach, CA	1.0–2.0	1.0–2.0	894	$4,145	$4.63	0d	32	1.19mi
5000 Capobella Aliso Viejo, CA	1.0	1.0	711	$2,798	$3.93	0d	4	1.32mi
2014 Via Mariposa W Unit A Laguna Woods, CA	2.0	2.0	1040	$2,850	$2.74	45d	1	1.47mi

HOA detail condo

• Monthly dues: $880 · $10,560/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $350,000 Active 69 DOM
2. 2026-06-18
   days on market $350,000 Active 66 DOM
3. 2026-06-17
   days on market $350,000 Active 65 DOM
4. 2026-06-16
   days on market $350,000 Active 64 DOM
5. 2026-06-16
   price $350,000 Active 63 DOM
6. 2026-06-15
   days on market $360,000 Active 63 DOM
7. 2026-06-13
   days on market $360,000 Active 61 DOM
8. 2026-06-13
   days on market $360,000 Active 60 DOM
9. 2026-06-09
   days on market $360,000 Active 57 DOM
10. 2026-06-08
    days on market $360,000 Active 56 DOM
11. 2026-06-07
    days on market $360,000 Active 55 DOM
12. 2026-06-04
    days on market $360,000 Active 52 DOM
13. 2026-06-03
    days on market $360,000 Active 51 DOM
14. 2026-06-02
    days on market $360,000 Active 50 DOM
15. 2026-06-01
    days on market $360,000 Active 49 DOM
16. 2026-05-31
    days on market $360,000 Active 48 DOM
17. 2026-05-08
    price $375,000 278-char remark

    Show marketing remark (278 chars)

    IF YOU ARE LOOKING FOR QUIET AREA IN GATED COMMUNITY OF LAGUNA WOODS WITH FANTASTIC VIEWS DONT LOOK ANYMORE. THIS SPACIOUS 2 BEDROOM WAS REMODELED A FEW YEARS BACK WITH GRANITE COUNTERS AND STAINLESS STEEL APPLIANCES AND NEWER WINDOWS. THIS HOME IS VERY CLOSE TO THE CLUB HOUSE.

18. 2026-04-13
    listed $399,900 Active 278-char remark

    Show marketing remark (278 chars)

    IF YOU ARE LOOKING FOR QUIET AREA IN GATED COMMUNITY OF LAGUNA WOODS WITH FANTASTIC VIEWS DONT LOOK ANYMORE. THIS SPACIOUS 2 BEDROOM WAS REMODELED A FEW YEARS BACK WITH GRANITE COUNTERS AND STAINLESS STEEL APPLIANCES AND NEWER WINDOWS. THIS HOME IS VERY CLOSE TO THE CLUB HOUSE.

19. 2026-02-20
    price $425,000
20. 2026-01-19
    price $450,000
21. 2025-12-18
    listed $480,000 Active
22. 2025-12-18
    historical
23. 2011-11-10
    historical
24. 2011-11-02
    status Active
25. 2011-10-27
    historical Hold
26. 2011-10-22
    price $199,500
27. 2011-10-16
    price $219,000
28. 2011-10-16
    price $199,500
29. 2011-10-16
    listed $198,500 Active
30. 2002-08-15
    soldstatus $159,000
31. 1995-04-28
    soldstatus $95,000

ⓘ 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: $2,287 · $191/mo
• Projected year-2 tax: $2,660 · $222/mo
• Expected delta: +$373/yr (+$31/mo · 16.3%)

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

Taxation est. · year 1

• Rental income: $40,008
• − Mortgage interest: −$19,605
• − Property taxes: −$2,287
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,201
• − Management: −$3,201
• − HOA: −$10,560
• − Depreciation: −$10,182
• Taxable loss: −$10,778
• Est. tax savings @ 24.0%: +$2,587
• After-tax cash flow: $-2,429/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

+294.7% since first listed

15 events — show timeline

• 2026-05-08 Price Changed $375,000 CRMLS
• 2026-04-13 Listed $399,900 CRMLS
• 2026-02-20 Price Changed $425,000 CRMLS
• 2026-01-19 Price Changed $450,000 CRMLS
• 2025-12-18 Listed $480,000 CRMLS
• 2025-12-18 Coming Soon — CRMLS
• 2011-11-10 Listing Removed — CRMLS
• 2011-11-02 Relisted — CRMLS
• 2011-10-27 Delisted — CRMLS
• 2011-10-22 Price Changed $199,500 CRMLS
• 2011-10-16 Price Changed $219,000 CRMLS
• 2011-10-16 Price Changed $199,500 CRMLS
• 2011-10-16 Listed $198,500 CRMLS
• 2002-08-15 Sold (Public Records) $159,000 Public Records
• 1995-04-28 Sold (Public Records) $95,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,287 · +1.9% YoY. Source: county tax records.