700 Avenida Sevilla Unit Q · Laguna Woods, CA 92637

$305,000

2 bd · 2.0 ba · 1,040 sqft · Condo · 181 Days on market

Built 1966 Good condition $293/sqft · 27% below area Est $417k · 27% under $823/mo HOA · 27% of rent ↓ 6% since listing

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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 +6.3/30.0
• Schools +5.6/10.0
• 1% rule +4.9/10.0
• Rent growth +4.2/5.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• DSCR +0.6/10.0

Listing remarks MLS

This prime location offers exceptional walkability—just steps from a nearby Performing Arts Clubhouse, post office, and the scenic creek walking path. Light & Bright Quiet area New Floors throughout & Fresh Paint Neighborhood Views, Casa Blanca Manor model located in the heart of Laguna Woods Village, Southern California’s premier 55+ community. The thoughtfully designed floor plan features two spacious bedrooms and two bathrooms, ideal for comfortable living or hosting guests. Large windows invite natural light and showcase the tranquil surroundings. Laguna Woods Village Amenities Include: 27-hole championship golf course + 9-hole executive course Multiple clubhouses with event spaces and lounges Five swimming pools & spas Fitness centers & gyms Pickleball, tennis, lawn bowling & bocce ball courts Equestrian center with riding trails Over 250 clubs & social organizations Performing arts theater & music studios Crafts village with woodworking, art, pottery & sewing studios Free community bus transportation throughout the village 24-hour guarded gates for added peace of mind This home offers an outstanding opportunity to enjoy an active, resort-style lifestyle in a beautifully maintained community, conveniently located near shopping, dining, medical facilities, and the beaches of South Orange County.

Key facts

• Large windows
• Nearby clubhouse
• Peaceful tree views

Tags

• CASA BLANCA MANOR MODEL
• PEACEFUL TREE VIEWS
• LARGE WINDOWS
• EXCEPTIONAL WALKABILITY
• NEARBY CLUBHOUSE
• SCENIC CREEK WALKING PATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-547 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (1.1% below list).
• Recommended offer: $226k (25.9% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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); 190 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $3,018/mo this rent would consume 61% 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 $20k of equity ($2k loan paydown + $18k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $225,871 (25.9% 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 181 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — 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: 0.99% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.68%
• DSCR: 0.66
• GRM: 8.4

CMA / ARV

• ARV (median comp): $417,157
• List price: $305,000
• Delta: -26.89%
• 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: 10.8%
• Equity multiple: 1.75×
• Total profit: $63,627
• Equity at exit: $189,501

10-year hold

• IRR: 13.7%
• Equity multiple: 3.86×
• Total profit: $244,354
• Equity at exit: $341,737

Cash invested: $85,400 (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: 190
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,018 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$823
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $-547

Break-even live

Break-even rent $3,710

Max offer price $225,871

Occupancy floor —

Sensitivity live

Price	-10% $-336	-5% $-441	+0% $-547	+5% $-652	+10% $-758
Rent	-10% $-785	-5% $-666	+0% $-547	+5% $-428	+10% $-308
Rate	-1.0pp $-393	-0.5pp $-469	base $-547	+0.5pp $-626	+1.0pp $-706

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Avenida Majorca Unit O Laguna Woods, CA	2.0	2.0	1040	$2,750	$2.64	5d	1	0.12mi
754 Avenida Majorca Laguna Woods, CA	2.0	2.0	953	$3,350	$3.52	45d	1	0.19mi
599 Avenida Majorca Unit A Laguna Woods, CA	2.0	1.0	950	$3,200	$3.37	45d	1	0.20mi
737 Avenida Majorca Unit B Laguna Woods, CA	2.0	1.0	935	$3,200	$3.42	26d	1	0.21mi
494 Calle Cadiz Laguna Woods, CA	2.0	2.0	1000	$3,900	$3.90	45d	1	0.23mi
480 Calle Cadiz Unit B Laguna Woods, CA	2.0	2.0	1324	$3,100	$2.34	45d	1	0.23mi
92 Calle Aragon Unit R Laguna Woods, CA	2.0	2.0	1009	$2,650	$2.63	20d	1	0.26mi
477 Calle Cadiz Unit A Laguna Woods, CA	1.0	1.0	770	$2,500	$3.25	26d	1	0.30mi
479 Calle Cadiz Unit B Laguna Woods, CA	2.0	2.0	1050	$3,300	$3.14	19d	1	0.33mi
479 Calle Cadiz Unit B Laguna Woods, CA	2.0	2.0	1050	$3,300	$3.14	0d	1	0.33mi
606 Avenida Sevilla Unit C Laguna Woods, CA	2.0	2.0	1057	$2,900	$2.74	45d	1	0.33mi
107 Via Estrada Laguna Woods, CA	2.0	2.0	1040	$2,700	$2.60	26d	1	0.34mi
224 Avenida Majorca Unit B Laguna Woods, CA	2.0	2.0	1009	$2,600	$2.58	45d	1	0.40mi
897 Ronda Sevilla Laguna Hills, CA	2.0	2.0	1009	$3,200	$3.17	45d	1	0.41mi
897 Ronda Sevilla Unit O Laguna Hills, CA	2.0	2.0	1009	$3,000	$2.97	45d	1	0.41mi
221 Avenida Majorca Unit D Laguna Woods, CA	2.0	2.0	1438	$3,200	$2.23	26d	1	0.42mi
205 Avenida Majorca Unit A Laguna Woods, CA	2.0	2.0	1278	$3,600	$2.82	45d	1	0.43mi
57 Calle Cadiz Laguna Woods, CA	2.0	2.0	1040	$2,800	$2.69	45d	1	0.43mi
57 Calle Cadiz Unit N Laguna Woods, CA	2.0	2.0	1040	$2,900	$2.79	4d	1	0.43mi
23491 Los Adornos Aliso Viejo, CA	3.0	2.0	1250	$3,600	$2.88	45d	1	0.44mi
74 Calle Aragon Unit A Laguna Woods, CA	2.0	1.0	950	$2,700	$2.84	26d	1	0.47mi
46 Calle Aragon Unit R Laguna Woods, CA	2.0	2.0	1040	$2,800	$2.69	20d	1	0.47mi
852 Ronda Mendoza Unit O Laguna Woods, CA	2.0	2.0	1009	$3,000	$2.97	45d	1	0.49mi
840 Ronda Sevilla Unit B Laguna Woods, CA	1.0	1.0	1010	$2,400	$2.38	45d	1	0.49mi
676 Via Alhambra Unit D Laguna Woods, CA	2.0	2.0	1057	$2,595	$2.46	26d	1	0.49mi
23491 Via San Miguel Aliso Viejo, CA	3.0	2.0	1240	$3,850	$3.10	14d	1	0.49mi
59 Calle Cadiz Unit B Laguna Woods, CA	2.0	2.0	1070	$3,500	$3.27	45d	1	0.50mi
842 Ronda Sevilla Unit B Laguna Hills, CA	2.0	2.0	1500	$3,190	$2.13	26d	1	0.50mi
661 Avenida Sevilla Unit B Laguna Woods, CA	2.0	2.0	1009	$2,850	$2.82	8d	1	0.51mi
53 Calle Aragon Unit O Laguna Woods, CA	1.0	1.0	770	$2,200	$2.86	14d	1	0.51mi
24762 Via San Marco Aliso Viejo, CA	3.0	2.0	1240	$4,500	$3.63	0d	1	0.52mi
170 Avenida Majorca Unit D Laguna Woods, CA	2.0	1.0	1000	$2,500	$2.50	26d	1	0.54mi
33 Via Abruzzi Aliso Viejo, CA	2.0	2.0	1161	$3,700	$3.19	26d	1	0.55mi
132 Avenida Majorca Unit B Laguna Woods, CA	2.0	1.0	995	$2,400	$2.41	7d	1	0.56mi
25521 Indian Hill Ln Unit C Laguna Hills, CA	2.0	2.0	1089	$2,950	$2.71	45d	1	0.58mi
254 Calle Aragon Unit D Laguna Woods, CA	2.0	2.0	1009	$3,000	$2.97	19d	1	0.58mi
169 Avenida Majorca Unit B Laguna Woods, CA	3.0	1.0	1200	$1,400	$1.17	45d	1	0.61mi
29 Calle Aragon Unit Q Laguna Woods, CA	2.0	2.0	1040	$3,100	$2.98	45d	1	0.61mi
158 Avenida Majorca Unit D Laguna Woods, CA	2.0	1.0	1300	$3,200	$2.46	45d	1	0.61mi
25541 Indian Hill Ln Unit X Laguna Hills, CA	2.0	2.0	1029	$2,900	$2.82	45d	1	0.61mi

HOA detail condo

• Monthly dues: $823 · $9,876/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $305,000 Active 181 DOM
2. 2026-06-17
   days on market $305,000 Active 180 DOM
3. 2026-06-16
   days on market $305,000 Active 179 DOM
4. 2026-06-15
   days on market $305,000 Active 178 DOM
5. 2026-06-13
   days on market $305,000 Active 176 DOM
6. 2026-06-13
   days on market $305,000 Active 175 DOM
7. 2026-06-09
   days on market $305,000 Active 172 DOM
8. 2026-06-08
   days on market $305,000 Active 171 DOM
9. 2026-06-07
   days on market $305,000 Active 170 DOM
10. 2026-06-04
    days on market $305,000 Active 167 DOM
11. 2026-06-03
    days on market $305,000 Active 166 DOM
12. 2026-06-02
    days on market $305,000 Active 165 DOM
13. 2026-06-01
    days on market $305,000 Active 164 DOM
14. 2026-05-31
    days on market $305,000 Active 163 DOM
15. 2026-05-12
    price $305,000 1397-char remark

    Show marketing remark (1397 chars)

    This prime location offers exceptional walkability—just steps from a nearby Performing Arts Clubhouse, post office, and the scenic creek walking path. Light & Bright Quiet area New Floors throughout & Fresh Paint Neighborhood Views, Casa Blanca Manor model located in the heart of Laguna Woods Village, Southern California’s premier 55+ community. The thoughtfully designed floor plan features two spacious bedrooms and two bathrooms, ideal for comfortable living or hosting guests. Large windows invite natural light and showcase the tranquil surroundings. Laguna Woods Village Amenities Include: 27-hole championship golf course + 9-hole executive course Multiple clubhouses with event spaces and lounges Five swimming pools & spas Fitness centers & gyms Pickleball, tennis, lawn bowling & bocce ball courts Equestrian center with riding trails Over 250 clubs & social organizations Performing arts theater & music studios Crafts village with woodworking, art, pottery & sewing studios Free community bus transportation throughout the village 24-hour guarded gates for added peace of mind This home offers an outstanding opportunity to enjoy an active, resort-style lifestyle in a beautifully maintained community, conveniently located near shopping, dining, medical facilities, and the beaches of South Orange County.

16. 2026-04-02
    price $315,000 1397-char remark

    Show marketing remark (1397 chars)

    This prime location offers exceptional walkability—just steps from a nearby Performing Arts Clubhouse, post office, and the scenic creek walking path. Light & Bright Quiet area New Floors throughout & Fresh Paint Neighborhood Views, Casa Blanca Manor model located in the heart of Laguna Woods Village, Southern California’s premier 55+ community. The thoughtfully designed floor plan features two spacious bedrooms and two bathrooms, ideal for comfortable living or hosting guests. Large windows invite natural light and showcase the tranquil surroundings. Laguna Woods Village Amenities Include: 27-hole championship golf course + 9-hole executive course Multiple clubhouses with event spaces and lounges Five swimming pools & spas Fitness centers & gyms Pickleball, tennis, lawn bowling & bocce ball courts Equestrian center with riding trails Over 250 clubs & social organizations Performing arts theater & music studios Crafts village with woodworking, art, pottery & sewing studios Free community bus transportation throughout the village 24-hour guarded gates for added peace of mind This home offers an outstanding opportunity to enjoy an active, resort-style lifestyle in a beautifully maintained community, conveniently located near shopping, dining, medical facilities, and the beaches of South Orange County.

17. 2025-12-19
    listed $325,000 Active 1397-char remark

    Show marketing remark (1397 chars)

    This prime location offers exceptional walkability—just steps from a nearby Performing Arts Clubhouse, post office, and the scenic creek walking path. Light & Bright Quiet area New Floors throughout & Fresh Paint Neighborhood Views, Casa Blanca Manor model located in the heart of Laguna Woods Village, Southern California’s premier 55+ community. The thoughtfully designed floor plan features two spacious bedrooms and two bathrooms, ideal for comfortable living or hosting guests. Large windows invite natural light and showcase the tranquil surroundings. Laguna Woods Village Amenities Include: 27-hole championship golf course + 9-hole executive course Multiple clubhouses with event spaces and lounges Five swimming pools & spas Fitness centers & gyms Pickleball, tennis, lawn bowling & bocce ball courts Equestrian center with riding trails Over 250 clubs & social organizations Performing arts theater & music studios Crafts village with woodworking, art, pottery & sewing studios Free community bus transportation throughout the village 24-hour guarded gates for added peace of mind This home offers an outstanding opportunity to enjoy an active, resort-style lifestyle in a beautifully maintained community, conveniently located near shopping, dining, medical facilities, and the beaches of South Orange County.

ⓘ 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 4/10 Moderate 6 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,212
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,897
• − Management: −$2,897
• − HOA: −$9,876
• − Depreciation: −$8,873
• Taxable loss: −$11,516
• Est. tax savings @ 24.0%: +$2,764
• After-tax cash flow: $-3,798/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated condo in Laguna Woods Village is ready for move-in with new flooring, fresh paint, and a prime location.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Freshens up the home's appearance
• Both Landscaping and pool maintenance — Maintains the community's aesthetic and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Freshens up the home's appearance ↑
• Both Landscaping and pool maintenance — Maintains the community's aesthetic and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.2% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $305,000 CRMLS
• 2026-04-02 Price Changed $315,000 CRMLS
• 2025-12-19 Listed $325,000 CRMLS