20391 Cypress · Newport Beach, CA 92660

$7,600,000

5 bd · 6.0 ba · 7,042 sqft · SingleFamily public records · 77 Days on market

Built 2000 19,602 ac lot $1079/sqft · 51% below area

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• 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

Experience the grandeur of a Mediterranean-inspired estate with this stunning 7,300 square foot custom home set on nearly half an acre. The grand entrance welcomes you through oversized, handcrafted front doors, leading to impressive double spiral staircases. This residence masterfully combines elegance and entertainment, featuring a gourmet kitchen that flows into a spacious family room complete with a wet bar, rear projection screen, two-sided saltwater aquarium, advanced security, and a Crestron system to control lighting, music, and movies remotely. The kitchen boasts a butler’s pantry, bespoke cabinetry, granite countertops, and built-in appliances, perfect for hosting. The main level includes a guest suite with an en-suite bathroom and a versatile second suite ideal as a game room. The luxurious master suite offers a cozy fireplace, a retreat area, and a spa-like bathroom with a steam shower and dry sauna. Upstairs, you'll find two additional bedroom suites. The outdoor area features a sparkling private pool and spa, a lighted tennis court, and ample space for entertaining. An elevator provides easy access to all levels, including a three-car subterranean garage. Situated in the equestrian-friendly zone of Newport Beach, with nearby trails and nature reserves along Back Bay.

Key facts

• Wet bar
• Crestron system
• Gourmet kitchen

Tags

• MEDITERRANEAN-INSPIRED ESTATE
• GOURMET KITCHEN
• WET BAR
• TWO-SIDED SALTWATER AQUARIUM
• CRESTRON SYSTEM
• BUTLER'S PANTRY

What this means for you Summary

Snapshot

• This is a 5-bed/6.0-bath single-family listed at $7.60M.

Deal economics

• At list price, monthly cash flow is $-42k ($-501k/yr) — negative.
• To cash-flow at today's rent, offer at most $797k (89.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $697k (90.8% below list).
• Recommended offer: $697k (90.8% 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 (+4.1%/yr); 154 active listings in the ZIP; high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• At $6,975/mo this rent would consume 52% of the median local household income ($160k/yr) (locally 2633% 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 $813k of equity ($53k loan paydown + $760k 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 ~$1.31M cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($7.14M) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 24y ago; this cycle's ask has dropped $900k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4.50M; list at $7.60M implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $697,460 (90.8% 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 77 days. Have you received any prior offers? Is the seller open to a 91% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.09% ✗
• Cap rate: -0.30%
• Cash-on-cash: -23.54%
• DSCR: -0.05
• GRM: 90.8

CMA / ARV

• ARV (median comp): $16,231,906
• List price: $7,600,000
• Delta: -53.18%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2600 Mesa Dr	0.26mi	6/7.0 (+1)	6,895 (-2%)	22mo	$22,850,000	$3,314	57

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 · 4.11% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.70×
• Total profit: $1,484,902
• Equity at exit: $6,846,682

10-year hold

• IRR: 10.1%
• Equity multiple: 4.04×
• Total profit: $6,474,315
• Equity at exit: $14,765,128

Cash invested: $2,128,000 (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 92660

• Home prices YoY: 3.4%
• Rents YoY: 4.1%
• Active inventory: 154
• Price-to-rent: 90.8×

Monthly cashflow live

• Estimated rent: $6,975 medium
• Mortgage (P&I): −$39,855
• Tax from tax record: −$4,237 /mo · $50,842/yr
• Insurance: −$3,167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,465
• Net cashflow: $-41,749

Break-even live

Break-even rent $59,821

Max offer price $797,296

Occupancy floor —

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: $1,900,000
• Closing costs: $228,000
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $7,600,000 Active 77 DOM
2. 2026-06-17
   days on market $7,600,000 Active 76 DOM
3. 2026-06-16
   days on market $7,600,000 Active 75 DOM
4. 2026-06-15
   days on market $7,600,000 Active 74 DOM
5. 2026-06-13
   days on market $7,600,000 Active 72 DOM
6. 2026-06-13
   days on market $7,600,000 Active 71 DOM
7. 2026-06-09
   days on market $7,600,000 Active 68 DOM
8. 2026-06-08
   days on market $7,600,000 Active 67 DOM
9. 2026-06-07
   pricedays on market $7,600,000 Active 66 DOM
10. 2026-06-04
    days on market $7,900,000 Active 63 DOM
11. 2026-06-03
    days on market $7,900,000 Active 62 DOM
12. 2026-06-02
    days on market $7,900,000 Active 61 DOM
13. 2026-06-01
    days on market $7,900,000 Active 60 DOM
14. 2026-05-31
    days on market $7,900,000 Active 59 DOM
15. 2026-04-04
    price $7,900,000 1307-char remark

    Show marketing remark (1307 chars)

    Experience the grandeur of a Mediterranean-inspired estate with this stunning 7,300 square foot custom home set on nearly half an acre. The grand entrance welcomes you through oversized, handcrafted front doors, leading to impressive double spiral staircases. This residence masterfully combines elegance and entertainment, featuring a gourmet kitchen that flows into a spacious family room complete with a wet bar, rear projection screen, two-sided saltwater aquarium, advanced security, and a Crestron system to control lighting, music, and movies remotely. The kitchen boasts a butler’s pantry, bespoke cabinetry, granite countertops, and built-in appliances, perfect for hosting. The main level includes a guest suite with an en-suite bathroom and a versatile second suite ideal as a game room. The luxurious master suite offers a cozy fireplace, a retreat area, and a spa-like bathroom with a steam shower and dry sauna. Upstairs, you'll find two additional bedroom suites. The outdoor area features a sparkling private pool and spa, a lighted tennis court, and ample space for entertaining. An elevator provides easy access to all levels, including a three-car subterranean garage. Situated in the equestrian-friendly zone of Newport Beach, with nearby trails and nature reserves along Back Bay.

16. 2026-04-02
    listed $8,500,000 Active 1307-char remark

    Show marketing remark (1307 chars)

    Experience the grandeur of a Mediterranean-inspired estate with this stunning 7,300 square foot custom home set on nearly half an acre. The grand entrance welcomes you through oversized, handcrafted front doors, leading to impressive double spiral staircases. This residence masterfully combines elegance and entertainment, featuring a gourmet kitchen that flows into a spacious family room complete with a wet bar, rear projection screen, two-sided saltwater aquarium, advanced security, and a Crestron system to control lighting, music, and movies remotely. The kitchen boasts a butler’s pantry, bespoke cabinetry, granite countertops, and built-in appliances, perfect for hosting. The main level includes a guest suite with an en-suite bathroom and a versatile second suite ideal as a game room. The luxurious master suite offers a cozy fireplace, a retreat area, and a spa-like bathroom with a steam shower and dry sauna. Upstairs, you'll find two additional bedroom suites. The outdoor area features a sparkling private pool and spa, a lighted tennis court, and ample space for entertaining. An elevator provides easy access to all levels, including a three-car subterranean garage. Situated in the equestrian-friendly zone of Newport Beach, with nearby trails and nature reserves along Back Bay.

17. 2025-12-24
    historical
18. 2025-11-09
    price $7,474,900
19. 2025-08-13
    listed $7,900,000 Active
20. 2025-08-07
    historical
21. 2025-07-07
    price $7,900,000
22. 2025-06-12
    listed $8,500,000 Active
23. 2025-06-05
    historical
24. 2022-06-01
    soldstatus $4,500,000 Closed Sale
25. 2022-06-01
    soldstatus $4,500,000
26. 2022-04-14
    status Active Under Contract
27. 2022-03-19
    status Active
28. 2022-03-18
    listed $4,500,000 Active
29. 2022-03-04
    historical $4,500,000
30. 2014-03-11
    soldstatus $3,150,000 Closed
31. 2014-03-11
    soldstatus $3,150,000
32. 2014-02-27
    status Backup Offers Accepted
33. 2013-11-18
    listed $3,380,000 Active
34. 2013-08-11
    historical
35. 2013-07-11
    status Active
36. 2013-07-11
    historical
37. 2013-07-10
    status Active
38. 2013-06-03
    status Backup Offers Accepted
39. 2012-07-19
    status Active
40. 2012-07-13
    historical
41. 2012-07-13
    status Backup Offers Accepted
42. 2012-07-13
    listed $3,499,999 Active
43. 2011-07-21
    status Active
44. 2011-07-19
    listed $3,499,999
45. 2011-07-19
    historical
46. 2005-12-31
    historical
47. 2005-07-28
    historical
48. 2005-07-27
    listed $3,500,000
49. 2005-02-03
    listed $3,500,000
50. 2005-01-24
    historical

ⓘ 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: $50,842 · $4,237/mo
• Projected year-2 tax: $57,760 · $4,813/mo
• Expected delta: +$6,918/yr (+$576/mo · 13.6%)

ⓘ 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 5/10 Major 7 d/yr ≥88°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $83,695
• − Mortgage interest: −$425,718
• − Property taxes: −$50,842
• − Insurance: −$38,000
• − Repairs & maintenance: −$6,696
• − Management: −$6,696
• − Depreciation: −$221,091
• Taxable loss: −$665,347
• Est. tax savings @ 24.0%: +$159,683
• After-tax cash flow: $-341,302/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): 34,890
• Household income: $159,564
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2633.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 10% Hispanic / Latino 10% Asian 9% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 5% Other Indo-European 5% Chinese 2%

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: ▲ 17.65%
• Current HPI: 537.8751
• Rent YoY: ▲ 4.11%
• 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

+3233.3% since first listed

57 events — show timeline

• 2026-04-04 Price Changed $7,900,000 CRMLS
• 2026-04-02 Listed $8,500,000 CRMLS
• 2025-12-24 Listing Removed — CRMLS
• 2025-11-09 Price Changed $7,474,900 CRMLS
• 2025-08-13 Listed $7,900,000 CRMLS
• 2025-08-07 Listing Removed — CRMLS
• 2025-07-07 Price Changed $7,900,000 CRMLS
• 2025-06-12 Listed $8,500,000 CRMLS
• 2025-06-05 Coming Soon — CRMLS
• 2022-06-01 Sold (Public Records) $4,500,000 Public Records
• 2022-06-01 Sold (MLS) $4,500,000 CRMLS
• 2022-04-14 Relisted — CRMLS
• 2022-03-19 Relisted — CRMLS
• 2022-03-18 Listed $4,500,000 CRMLS
• 2022-03-04 Coming Soon $4,500,000 CRMLS
• 2014-03-11 Sold (Public Records) $3,150,000 Public Records
• 2014-03-11 Sold (MLS) $3,150,000 CRMLS
• 2014-02-27 Pending — CRMLS
• 2013-11-18 Listed $3,380,000 CRMLS
• 2013-08-11 Listing Removed — CRMLS
• 2013-07-11 Relisted — CRMLS
• 2013-07-11 Listing Removed — CRMLS
• 2013-07-10 Relisted — CRMLS
• 2013-06-03 Pending — CRMLS
• 2012-07-19 Relisted — CRMLS
• 2012-07-13 Listing Removed — CRMLS
• 2012-07-13 Pending — CRMLS
• 2012-07-13 Listed $3,499,999 CRMLS
• 2011-07-21 Relisted — CRMLS
• 2011-07-19 Listing Removed — CRMLS
• 2011-07-19 Listed $3,499,999 CRMLS
• 2005-12-31 Listing Removed — CRMLS
• 2005-07-28 Listing Removed — CRMLS
• 2005-07-27 Listed $3,500,000 CRMLS
• 2005-02-03 Listed $3,500,000 CRMLS
• 2005-01-24 Listing Removed — CRMLS
• 2004-09-03 Listed $3,499,000 CRMLS
• 2004-07-21 Sold (Public Records) $2,200,000 Public Records
• 2003-12-31 Listing Removed — CRMLS
• 2003-08-13 Listed $389,000 CRMLS
• 2003-08-12 Listing Removed — CRMLS
• 2003-02-25 Listing Removed — CRMLS
• 2003-02-25 Listed $2,399,000 CRMLS
• 2002-12-30 Listed $2,425,000 CRMLS
• 2002-12-21 Listing Removed — CRMLS
• 2002-10-21 Listing Removed — CRMLS
• 2002-10-21 Listed $2,425,000 CRMLS
• 2002-08-02 Price Changed $389,000 CRMLS
• 2002-08-02 Price Changed $389,000 CRMLS
• 2002-08-02 Price Changed $389,000 CRMLS
• 2002-08-02 Price Changed $389,000 CRMLS
• 2002-07-26 Price Changed $2,399,000 CRMLS
• 2002-07-26 Price Changed $2,399,000 CRMLS
• 2002-07-26 Price Changed $2,399,000 CRMLS
• 2002-07-26 Price Changed $2,399,000 CRMLS
• 2002-05-19 Listed $2,600,000 CRMLS
• 1994-10-11 Sold (Public Records) $237,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $50,842 · +1.6% YoY. Source: county tax records.