29 Augusta Ln · Newport Beach, CA 92660

$6,950,000

4 bd · 2.5 ba · 2,886 sqft · SingleFamily public records · 40 Days on market

Built 2026 10,450 sqft lot $2408/sqft · 105% above area Est $9169k · 24% under $598/mo HOA · 4% of rent

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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
• 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

Welcome to 29 Augusta Lane in the prestigious 24-hour guard-gated community of Big Canyon. This property presents a fantastic opportunity to build your brand new dream home or simply remodel the existing 2,886 square foot residence. With a 10,450 square foot lot on a quiet cul-de-sac in the heart of the community, the possibilities are endless. Make sure you get a chance to envision your next project before it is gone!

Key facts

• 0.24 acre lot
• 4 garage spots
• Pool

Property features AI

Finance

• Other: Single-family property (one unit); No common walls; Living area reported as estimated; Has view
• HOA & community: Part of Canyon Hills and Big Canyon associations; Monthly association fee of $300; Secondary quarterly association fee of $894; Community amenities include golf, guard, and security; Neighborhood features include golf course, street lighting, sidewalks and suburban setting

Exterior

• Parking: Attached garage with direct garage access; 4 garage/parking spaces
• Security: Guarded community; Security amenities through association
• Utilities: Public sewer; District/public water
• Home design: House; 2 stories; Entry level 1; No ADU
• Construction: Estimated year built
• Exterior features: Private pool; Located on a cul-de-sac

Interior

• Kitchen: Formal dining room; Kitchen
• Bedrooms: Primary bedroom; Main floor bedroom
• Bathrooms: 7 full bathrooms; 1 half bathroom; Primary bathroom
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Multi/split levels; Main door entry; Has view; Main floor includes 3 bathrooms and 2 bedrooms
• Laundry & utility: Individual laundry room; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $6.95M.

Deal economics

• At list price, monthly cash flow is $-33k ($-391k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.19M (82.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.34M (80.7% below list).
• Recommended offer: $1.19M (82.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#101 in CA, #3,645 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, commute 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.
• Zoned schools: Abraham Lincoln Elementary (math 67%, 306 students, 32% FRL); Corona Del Mar High (math 55% / reading 63%, grade C+, #221 of 1,170 statewide, top 19%, 2,059 students, 20% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 157 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• At $13,430/mo this rent would consume 101% 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 $743k of equity ($48k loan paydown + $695k 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 ~$1.19M cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($6.74M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago 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.
• Current owner paid $3.50M; list at $6.95M implies a 99% gain — meaningful room to come down on a strong offer.

Recommended offer $1,189,718 (82.9% 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 40 days. Have you received any prior offers? Is the seller open to a 83% 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. 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: 0.19% ✗
• Cap rate: 0.66%
• Cash-on-cash: -20.11%
• DSCR: 0.11
• GRM: 43.1

CMA / ARV

• ARV (median comp): $9,169,118
• List price: $6,950,000
• Delta: -24.20%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1845 Port Seabourne	0.46mi	5/3.0 (+1)	2,788 (-3%)	1mo	$4,612,350	$1,654	65
1845 Port Westbourne	0.48mi	5/3.0 (+1)	2,813 (-2%)	7mo	$4,400,000	$1,564	61
1821 Port Barmouth	0.42mi	4/2.5	2,485 (-14%)	2mo	$4,470,000	$1,799	56
1870 Port Charles	0.53mi	4/2.5	2,557 (-11%)	2mo	$4,575,000	$1,789	54
25 Rue Grand Vallee	0.28mi	4/4.5	3,198 (+11%)	8mo	$5,600,000	$1,751	54
50 Whitehall Ln	0.72mi	4/4.0	2,907 (+1%)	6mo	$3,988,888	$1,372	54
1955 Port Laurent	0.53mi	5/3.0 (+1)	2,643 (-8%)	7mo	$4,000,000	$1,513	48
2507 Blue Water Dr	0.72mi	4/3.0	2,629 (-9%)	3mo	$5,710,000	$2,172	47
1924 Port Bristol Cir	0.65mi	4/3.5	3,198 (+11%)	6mo	$4,300,000	$1,345	43
6 Rue Marseilles	0.63mi	3/2.5 (-1)	3,199 (+11%)	9mo	$3,698,000	$1,156	40
1981 Port Dunleigh Cir	0.64mi	5/3.5 (+1)	3,300 (+14%)	0mo	$5,995,000	$1,817	37
2012 Port Chelsea	0.74mi	5/4.0 (+1)	2,571 (-11%)	4mo	$5,200,000	$2,023	33

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: 10.5%
• Equity multiple: 1.88×
• Total profit: $1,720,764
• Equity at exit: $6,261,111

10-year hold

• IRR: 11.7%
• Equity multiple: 4.46×
• Total profit: $6,727,266
• Equity at exit: $13,502,321

Cash invested: $1,946,000 (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: 157
• Price-to-rent: 43.1×

Monthly cashflow live

• Estimated rent: $13,430 high
• Mortgage (P&I): −$36,447
• Tax from tax record: −$3,277 /mo · $39,322/yr
• Insurance: −$2,896
• HOA: −$598
• Vacancy / Maint / Mgmt: −$2,820
• Net cashflow: $-32,608

Break-even live

Break-even rent $54,705

Max offer price $1,189,718

Occupancy floor —

Sensitivity live

Price	-10% $-28,673	-5% $-30,641	+0% $-32,608	+5% $-34,575	+10% $-36,542
Rent	-10% $-33,669	-5% $-33,138	+0% $-32,608	+5% $-32,077	+10% $-31,547
Rate	-1.0pp $-29,108	-0.5pp $-30,840	base $-32,608	+0.5pp $-34,409	+1.0pp $-36,241

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: $1,737,500
• Closing costs: $208,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Rue Verte Newport Beach, CA	4.0	4.0	4073	$15,850	$3.89	6d	1	0.18mi
1729 Port Charles Pl Newport Beach, CA	5.0	5.5	3800	$18,000	$4.74	45d	1	0.42mi
1870 Port Charles Pl Newport Beach, CA	4.0	2.5	2557	$13,950	$5.46	45d	1	0.56mi
17 Colonial Dr Newport Beach, CA	5.0	4.5	3609	$17,500	$4.85	0d	1	0.81mi
43 Beachcomber Dr Corona del Mar, CA	3.0	2.0	1994	$9,950	$4.99	1d	1	0.93mi
6 Ironwood Dr Newport Beach, CA	3.0	3.5	3448	$13,000	$3.77	0d	1	0.97mi
8 Sandbar Dr Corona del Mar, CA	3.0	2.0	1928	$11,000	$5.71	1d	1	1.00mi
85 Hillsdale Dr Newport Beach, CA	3.0	2.5	2990	$13,000	$4.35	0d	1	1.01mi
1417 Sea Ridge Dr Newport Beach, CA	4.0	2.5	2455	$11,900	$4.85	4d	1	1.13mi
1500 Seacrest Dr Corona del Mar, CA	3.0	2.0	1930	$11,500	$5.96	45d	1	1.14mi
99 Ocean Vis Newport Beach, CA	3.0	3.5	2445	$8,995	$3.68	46d	1	1.15mi
26 Spanish Bay Dr Newport Beach, CA	5.0	3.0	3386	$22,000	$6.50	0d	1	1.17mi
2546 Bungalow Pl Corona Del Mar, CA	3.0	2.5	2020	$7,998	$3.96	45d	1	1.18mi
1417 High Bluff Dr Newport Beach, CA	5.0	4.5	3500	$25,000	$7.14	24d	1	1.20mi
1417 High Bluff Dr Newport Beach, CA	5.0	4.5	3528	$20,000	$5.67	45d	1	1.20mi
2682 Bungalow Pl Corona del Mar, CA	3.0	2.5	2020	$8,000	$3.96	45d	1	1.21mi
2672 Bungalow Pl Corona del Mar, CA	3.0	2.5	2020	$11,900	$5.89	45d	1	1.22mi
5 Jasmine Creek Dr Unit 5 Corona Del Mar, CA	3.0	4.0	2472	$16,000	$6.47	6d	1	1.22mi
3007 Harbor View Dr Corona del Mar, CA	3.0	2.5	2590	$23,000	$8.88	12d	1	1.23mi
2730 Point del Mar Corona del Mar, CA	4.0	3.0	2017	$10,000	$4.96	45d	1	1.28mi
2730 Point del Mar Corona del Mar, CA	4.0	3.0	2017	$9,000	$4.46	20d	1	1.28mi
2681 Point del Mar Corona del Mar, CA	4.0	3.5	2700	$12,000	$4.44	45d	1	1.29mi
707 Begonia Ave Corona del Mar, CA	3.0	3.5	2085	$10,500	$5.04	45d	1	1.30mi
1200 Outrigger Dr Corona del Mar, CA	4.0	2.0	2185	$13,000	$5.95	45d	1	1.36mi
604 Acacia Ave Corona del Mar, CA	3.0	2.5	2127	$18,000	$8.46	45d	1	1.37mi
1901 Altura Dr Corona del Mar, CA	4.0	3.0	2616	$14,250	$5.45	45d	1	1.37mi
862 Sandcastle Dr Corona del Mar, CA	4.0	4.5	3580	$37,000	$10.34	45d	1	1.43mi
504 Avocado Ave Corona del Mar, CA	3.0	3.0	2006	$20,000	$9.97	45d	1	1.43mi
517 Fernleaf Ave Corona del Mar, CA	4.0	3.5	2000	$13,000	$6.50	26d	1	1.46mi
441 Carnation Ave Corona del Mar, CA	3.0	2.5	2084	$13,000	$6.24	26d	1	1.48mi

HOA detail

• Monthly dues: $598 · $7,176/yr
• Likely covers: security

Listing history 27 events

1. 2026-06-21
   days on market $6,950,000 Active 40 DOM
2. 2026-06-18
   days on market $6,950,000 Active 37 DOM
3. 2026-06-17
   days on market $6,950,000 Active 36 DOM
4. 2026-06-16
   days on market $6,950,000 Active 35 DOM
5. 2026-06-15
   days on market $6,950,000 Active 34 DOM
6. 2026-06-13
   days on market $6,950,000 Active 32 DOM
7. 2026-06-13
   days on market $6,950,000 Active 31 DOM
8. 2026-06-09
   days on market $6,950,000 Active 28 DOM
9. 2026-06-08
   days on market $6,950,000 Active 27 DOM
10. 2026-06-07
    days on market $6,950,000 Active 26 DOM
11. 2026-06-04
    days on market $6,950,000 Active 23 DOM
12. 2026-06-03
    days on market $6,950,000 Active 22 DOM
13. 2026-06-02
    days on market $6,950,000 Active 21 DOM
14. 2026-06-01
    days on market $6,950,000 Active 20 DOM
15. 2026-05-31
    days on market $6,950,000 Active 19 DOM
16. 2026-05-12
    listed $6,950,000 Active 1623-char remark
17. 2026-05-11
    historical $6,950,000 1623-char remark
18. 2026-03-09
    historical
19. 2026-02-10
    price $7,150,000
20. 2025-06-04
    listed $7,650,000 Active
21. 2022-05-20
    soldstatus $3,500,000 Closed Sale

    Show marketing remark (422 chars)

    Welcome to 29 Augusta Lane in the prestigious 24-hour guard-gated community of Big Canyon. This property presents a fantastic opportunity to build your brand new dream home or simply remodel the existing 2,886 square foot residence. With a 10,450 square foot lot on a quiet cul-de-sac in the heart of the community, the possibilities are endless. Make sure you get a chance to envision your next project before it is gone!

22. 2022-05-20
    soldstatus $3,500,000

    Show marketing remark (422 chars)

    Welcome to 29 Augusta Lane in the prestigious 24-hour guard-gated community of Big Canyon. This property presents a fantastic opportunity to build your brand new dream home or simply remodel the existing 2,886 square foot residence. With a 10,450 square foot lot on a quiet cul-de-sac in the heart of the community, the possibilities are endless. Make sure you get a chance to envision your next project before it is gone!

23. 2022-05-16
    status Pending Sale

    Show marketing remark (422 chars)

    Welcome to 29 Augusta Lane in the prestigious 24-hour guard-gated community of Big Canyon. This property presents a fantastic opportunity to build your brand new dream home or simply remodel the existing 2,886 square foot residence. With a 10,450 square foot lot on a quiet cul-de-sac in the heart of the community, the possibilities are endless. Make sure you get a chance to envision your next project before it is gone!

24. 2022-05-03
    status Active Under Contract

    Show marketing remark (422 chars)

    Welcome to 29 Augusta Lane in the prestigious 24-hour guard-gated community of Big Canyon. This property presents a fantastic opportunity to build your brand new dream home or simply remodel the existing 2,886 square foot residence. With a 10,450 square foot lot on a quiet cul-de-sac in the heart of the community, the possibilities are endless. Make sure you get a chance to envision your next project before it is gone!

25. 2022-03-29
    status Active

    Show marketing remark (422 chars)

    Welcome to 29 Augusta Lane in the prestigious 24-hour guard-gated community of Big Canyon. This property presents a fantastic opportunity to build your brand new dream home or simply remodel the existing 2,886 square foot residence. With a 10,450 square foot lot on a quiet cul-de-sac in the heart of the community, the possibilities are endless. Make sure you get a chance to envision your next project before it is gone!

26. 2022-03-16
    listed $3,500,000 Active

    Show marketing remark (422 chars)

    Welcome to 29 Augusta Lane in the prestigious 24-hour guard-gated community of Big Canyon. This property presents a fantastic opportunity to build your brand new dream home or simply remodel the existing 2,886 square foot residence. With a 10,450 square foot lot on a quiet cul-de-sac in the heart of the community, the possibilities are endless. Make sure you get a chance to envision your next project before it is gone!

27. 2022-03-15
    historical $3,500,000

    Show marketing remark (422 chars)

    Welcome to 29 Augusta Lane in the prestigious 24-hour guard-gated community of Big Canyon. This property presents a fantastic opportunity to build your brand new dream home or simply remodel the existing 2,886 square foot residence. With a 10,450 square foot lot on a quiet cul-de-sac in the heart of the community, the possibilities are endless. Make sure you get a chance to envision your next project before it is gone!

ⓘ 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: $39,322 · $3,277/mo
• Projected year-2 tax: $52,820 · $4,402/mo
• Expected delta: +$13,498/yr (+$1,125/mo · 34.3%)

ⓘ 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 5 d/yr ≥86°F today · 16 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: $161,157
• − Mortgage interest: −$389,308
• − Property taxes: −$39,322
• − Insurance: −$34,750
• − Repairs & maintenance: −$12,893
• − Management: −$12,893
• − HOA: −$7,176
• − Depreciation: −$202,182
• Taxable loss: −$537,365
• Est. tax savings @ 24.0%: +$128,968
• After-tax cash flow: $-262,324/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

+98.6% since first listed

12 events — show timeline

• 2026-05-12 Listed $6,950,000 CRMLS
• 2026-05-11 Coming Soon $6,950,000 CRMLS
• 2026-03-09 Listing Removed — CRMLS
• 2026-02-10 Price Changed $7,150,000 CRMLS
• 2025-06-04 Listed $7,650,000 CRMLS
• 2022-05-20 Sold (Public Records) $3,500,000 Public Records
• 2022-05-20 Sold (MLS) $3,500,000 CRMLS
• 2022-05-16 Pending — CRMLS
• 2022-05-03 Relisted — CRMLS
• 2022-03-29 Relisted — CRMLS
• 2022-03-16 Listed $3,500,000 CRMLS
• 2022-03-15 Coming Soon $3,500,000 CRMLS

Property tax history

+18.3%/yr

Latest (2025): $39,322 · +1.6% YoY. Source: county tax records.