21771 Ocean Vista Dr #29 · Laguna Beach, CA 92651

$1,560,000

2 bd · 2.5 ba · 1,737 sqft · Condo public records · 117 Days on market

Built 1975 $898/sqft · 14% below area Est $1822k · 14% under $615/mo HOA · 7% 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 +14.0/15.0
• Appreciation +8.1/10.0
• Cash flow +6.1/30.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +0.7/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Remodeled with the highest quality of designer amenities, this elegant town home is located in the gated community of Laguna Ocean Vista. This spacious town home has an open floor plan which includes an open kitchen w/ a large center island, granite countertops, stainless steel appliances, including refrigerator & beautiful custom cabinets that open into the living room w/ a fireplace and a built-in bookcase. Additionally, there is a wall of windows and sliding glass doors that lead out to an outside OCEAN VIEW deck. The formal dining area is open to the kitchen, which lends itself to easy entertaining. On the same level is an office or 3rd bedroom with a full bath, that also serves as a powder room. The large master suite includes brand new carpeting, a sitting area and a great walk-in closet. The master bathroom has newer cabinets, newer granite countertops, designer sink & a granite tiled shower over the tub. The second master suite also has brand new carpet, a walk-in closet & a private bath w/ a shower/tub combo, plus hillside views! The attached 2-car garage w/ direct access has a large storage area or can be an office, craft room or exercise room, and washer/dryer hookups. There is also a formal entry on the mid-level of the unit and most windows are newer with dual panes. In addition to all this, there is a community pool & clubhouse, the pool is located in a serene location right at the canyon's edge with views of Aliso Beach. The location is on the hill just above the world-famous Montage Resort, the shopping center & numerous restaurants, there are amazing views!!

Key facts

• Open floor plan
• Large center island
• Formal dining area

Tags

• OCEAN VIEW DECK
• OPEN FLOOR PLAN
• LARGE CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• BUILT-IN BOOKCASE
• FORMAL DINING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $1.56M.

Deal economics

• At list price, monthly cash flow is $-3k ($-35k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.05M (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $888k (43.1% below list).
• Recommended offer: $888k (43.1% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 0.7% in Laguna Beach — 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 68/100 on livability (#276 in CA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, crime A; Watch: commute D+, amenities F, cost of living F.
• Laguna Beach Unified (suburban): math 25% / reading 25% proficiency, ranked #343 of 517 in CA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.2%/yr); 221 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $8,876/mo this rent would consume 73% of the median local household income ($147k/yr) (locally 1265% 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 $107k of equity ($11k loan paydown + $97k appreciation (6.2% 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 ~$172k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($1.42M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $140k; list at $1.56M implies a 1014% gain — meaningful room to come down on a strong offer.

Recommended offer $887,624 (43.1% 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 117 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.57% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.96%
• DSCR: 0.65
• GRM: 14.6

CMA / ARV

• ARV (median comp): $1,822,330
• List price: $1,560,000
• Delta: -14.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.19% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.59×
• Total profit: $257,112
• Equity at exit: $999,583

10-year hold

• IRR: 9.5%
• Equity multiple: 2.94×
• Total profit: $848,861
• Equity at exit: $1,829,239

Cash invested: $436,800 (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 92651

• Home prices YoY: 1.6%
• Rents YoY: -0.2%
• Active inventory: 221
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $8,876 high
• Mortgage (P&I): −$8,181
• Tax from tax record: −$466 /mo · $5,587/yr
• Insurance: −$650
• HOA: −$615
• Vacancy / Maint / Mgmt: −$1,864
• Net cashflow: $-2,899

Break-even live

Break-even rent $12,546

Max offer price $1,047,846

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: $390,000
• Closing costs: $46,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30872 Marilyn Dr Laguna Beach, CA	3.0	2.0	1412	$7,800	$5.52	43d	1	0.15mi
30872 Marilyn Dr Laguna Beach, CA	3.0	2.0	1412	$7,800	$5.52	24d	1	0.15mi
31032 Aliso Cir Laguna Beach, CA	2.0	2.0	1560	$8,500	$5.45	43d	1	0.15mi
30811 Driftwood Dr Laguna Beach, CA	2.0	2.0	2123	$10,000	$4.71	43d	1	0.17mi
30722 Marilyn Dr Laguna Beach, CA	3.0	3.0	1935	$12,500	$6.46	43d	1	0.28mi
31191 Monterey St Laguna Beach, CA	2.0	1.5	1100	$8,500	$7.73	43d	1	0.31mi
20 Blue Lagoon Laguna Beach, CA	3.0	3.0	1792	$9,000	$5.02	24d	1	0.48mi
22 Blue Lagoon Laguna Beach, CA	3.0	3.5	1775	$10,500	$5.92	19d	1	0.49mi
51 Blue Lagoon Laguna Beach, CA	3.0	3.0	1792	$15,000	$8.37	24d	1	0.53mi
31423 COAST Hwy Laguna Beach, OS	2.0	2.0	1100	$7,000	$6.36	43d	1	0.54mi
81 Blue Lagoon Laguna Beach, CA	3.0	3.0	1700	$11,000	$6.47	43d	1	0.55mi
102 Blue Lagoon Laguna Beach, CA	3.0	3.0	1700	$15,000	$8.82	6d	1	0.61mi
31494 West St Laguna Beach, CA	2.0	1.0	1100	$3,650	$3.32	19d	1	0.67mi
31494 West St Unit B Laguna Beach, CA	2.0	1.0	1120	$3,650	$3.26	24d	1	0.67mi
2966 Terry Rd Laguna Beach, CA	3.0	2.0	1650	$9,850	$5.97	18d	1	0.70mi
2915 Rounsevel Ter Laguna Beach, CA	3.0	2.0	1300	$10,000	$7.69	43d	1	0.72mi
31561 Table Rock Dr #105 Laguna Beach, CA	2.0	2.5	1236	$14,900	$12.06	24d	1	0.79mi
31561 Table Rock Dr Laguna Beach, CA	2.0	2.0–2.5	1186	$13,200	$11.13	43d	2	0.80mi
2859 Wards Ter Laguna Beach, CA	2.0	2.0	1100	$8,000	$7.27	43d	1	0.80mi
2857 Wards Ter Laguna Beach, CA	2.0	2.0	1100	$8,000	$7.27	43d	1	0.81mi
2740 Highland Way Laguna Beach, CA	3.0	2.5	1867	$8,500	$4.55	43d	1	0.87mi
31676 Seacove Dr Laguna Beach, CA	2.0	2.0	1489	$15,000	$10.07	11d	1	0.89mi
2680 Victoria Dr Laguna Beach, CA	3.0	3.5	1957	$18,500	$9.45	24d	1	0.90mi
31755 Coast Hwy Laguna Beach, CA	2.0	2.0	1163	$11,750	$10.10	5d	3	0.97mi
31755 California 1 Unit 403 Laguna Beach, CA	2.0	2.0	1056	$9,500	$9.00	43d	1	0.98mi
151 Rockledge Ter Laguna Beach, CA	2.0	2.0	1267	$12,000	$9.47	43d	1	1.00mi
599 Alta Vista Way Laguna Beach, CA	3.0	2.5	2100	$14,900	$7.10	14d	1	1.01mi
882 Acapulco St Laguna Beach, CA	3.0	2.5	1906	$7,800	$4.09	7d	1	1.01mi
785 Alta Vista Way Laguna Beach, CA	3.0	2.5	2010	$9,800	$4.88	24d	1	1.08mi
915 Miramar St Laguna Beach, CA	3.0	2.0	1260	$6,995	$5.55	18d	1	1.14mi
883 Katella St Laguna Beach, CA	3.0	2.5	1760	$10,800	$6.14	43d	1	1.16mi
222 Arch St Unit 3 Laguna Beach, CA	2.0	2.0	1050	$4,500	$4.29	19d	1	1.17mi
31865 8th Ave Laguna Beach, CA	3.0	1.5	1500	$7,500	$5.00	43d	1	1.18mi
989 La Mirada St Laguna Beach, CA	3.0	2.0	1391	$8,900	$6.40	43d	1	1.21mi
989 La Mirada St Laguna Beach, CA	3.0	2.5	1491	$7,800	$5.23	5d	1	1.21mi
31888 Hillside Ln Laguna Beach, CA	2.0	2.0	1200	$6,300	$5.25	19d	1	1.23mi
2192 Crestview Dr Laguna Beach, CA	3.0	3.0	1622	$14,000	$8.63	43d	1	1.28mi
240 Moss St #4 Laguna Beach, CA	2.0	2.0	1169	$8,000	$6.84	43d	1	1.30mi
31962 Sunset Ave Laguna Beach, CA	3.0	2.0	1300	$10,000	$7.69	43d	1	1.33mi
191 Ruby St Laguna Beach, CA	3.0	2.0	1600	$9,500	$5.94	43d	1	1.34mi

HOA detail condo

• Monthly dues: $615 · $7,380/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $1,560,000 Active 117 DOM
2. 2026-06-17
   days on market $1,560,000 Active 116 DOM
3. 2026-06-16
   days on market $1,560,000 Active 115 DOM
4. 2026-06-15
   days on market $1,560,000 Active 114 DOM
5. 2026-06-13
   days on market $1,560,000 Active 112 DOM
6. 2026-06-13
   days on market $1,560,000 Active 111 DOM
7. 2026-06-09
   days on market $1,560,000 Active 108 DOM
8. 2026-06-08
   days on market $1,560,000 Active 107 DOM
9. 2026-06-07
   days on market $1,560,000 Active 106 DOM
10. 2026-06-04
    days on market $1,560,000 Active 103 DOM
11. 2026-06-03
    pricedays on market $1,560,000 Active 102 DOM
12. 2026-06-02
    days on market $1,585,000 Active 101 DOM
13. 2026-06-01
    days on market $1,585,000 Active 100 DOM
14. 2026-05-31
    days on market $1,585,000 Active 99 DOM
15. 2026-04-23
    status Active 1631-char remark

    Show marketing remark (1631 chars)

    Remodeled with the highest quality of designer amenities, this elegant town home is located in the gated community of Laguna Ocean Vista. This spacious town home has an open floor plan which includes an open kitchen w/ a large center island, granite countertops, stainless steel appliances, including refrigerator & beautiful custom cabinets that open into the living room w/ a fireplace and a built-in bookcase. Additionally, there is a wall of windows and sliding glass doors that lead out to an outside OCEAN VIEW deck. The formal dining area is open to the kitchen, which lends itself to easy entertaining. On the same level is an office or 3rd bedroom with a full bath, that also serves as a powder room. The large master suite includes brand new carpeting, a sitting area and a great walk-in closet. The master bathroom has newer cabinets, newer granite countertops, designer sink & a granite tiled shower over the tub. The second master suite also has brand new carpet, a walk-in closet & a private bath w/ a shower/tub combo, plus hillside views! The attached 2-car garage w/ direct access has a large storage area or can be an office, craft room or exercise room, and washer/dryer hookups. There is also a formal entry on the mid-level of the unit and most windows are newer with dual panes. In addition to all this, there is a community pool & clubhouse, the pool is located in a serene location right at the canyon's edge with views of Aliso Beach. The location is on the hill just above the world-famous Montage Resort, the shopping center & numerous restaurants, there are amazing views!!

16. 2026-04-19
    historical Active Under Contract 1631-char remark

    Show marketing remark (1631 chars)

    Remodeled with the highest quality of designer amenities, this elegant town home is located in the gated community of Laguna Ocean Vista. This spacious town home has an open floor plan which includes an open kitchen w/ a large center island, granite countertops, stainless steel appliances, including refrigerator & beautiful custom cabinets that open into the living room w/ a fireplace and a built-in bookcase. Additionally, there is a wall of windows and sliding glass doors that lead out to an outside OCEAN VIEW deck. The formal dining area is open to the kitchen, which lends itself to easy entertaining. On the same level is an office or 3rd bedroom with a full bath, that also serves as a powder room. The large master suite includes brand new carpeting, a sitting area and a great walk-in closet. The master bathroom has newer cabinets, newer granite countertops, designer sink & a granite tiled shower over the tub. The second master suite also has brand new carpet, a walk-in closet & a private bath w/ a shower/tub combo, plus hillside views! The attached 2-car garage w/ direct access has a large storage area or can be an office, craft room or exercise room, and washer/dryer hookups. There is also a formal entry on the mid-level of the unit and most windows are newer with dual panes. In addition to all this, there is a community pool & clubhouse, the pool is located in a serene location right at the canyon's edge with views of Aliso Beach. The location is on the hill just above the world-famous Montage Resort, the shopping center & numerous restaurants, there are amazing views!!

17. 2026-02-21
    listed $1,595,000 Active 1631-char remark

    Show marketing remark (1631 chars)

    Remodeled with the highest quality of designer amenities, this elegant town home is located in the gated community of Laguna Ocean Vista. This spacious town home has an open floor plan which includes an open kitchen w/ a large center island, granite countertops, stainless steel appliances, including refrigerator & beautiful custom cabinets that open into the living room w/ a fireplace and a built-in bookcase. Additionally, there is a wall of windows and sliding glass doors that lead out to an outside OCEAN VIEW deck. The formal dining area is open to the kitchen, which lends itself to easy entertaining. On the same level is an office or 3rd bedroom with a full bath, that also serves as a powder room. The large master suite includes brand new carpeting, a sitting area and a great walk-in closet. The master bathroom has newer cabinets, newer granite countertops, designer sink & a granite tiled shower over the tub. The second master suite also has brand new carpet, a walk-in closet & a private bath w/ a shower/tub combo, plus hillside views! The attached 2-car garage w/ direct access has a large storage area or can be an office, craft room or exercise room, and washer/dryer hookups. There is also a formal entry on the mid-level of the unit and most windows are newer with dual panes. In addition to all this, there is a community pool & clubhouse, the pool is located in a serene location right at the canyon's edge with views of Aliso Beach. The location is on the hill just above the world-famous Montage Resort, the shopping center & numerous restaurants, there are amazing views!!

18. 2026-02-18
    historical $6,000
19. 2026-01-28
    price $6,000
20. 2026-01-27
    listed $6,200
21. 2025-12-16
    historical $6,350
22. 2025-10-16
    price $6,350
23. 2025-09-23
    listed $6,500
24. 2023-07-15
    historical
25. 2023-07-14
    listed
26. 1978-12-01
    soldstatus $140,000

ⓘ 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: $5,587 · $466/mo
• Projected year-2 tax: $11,856 · $988/mo
• Expected delta: +$6,269/yr (+$522/mo · 112.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 23 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: $106,515
• − Mortgage interest: −$87,384
• − Property taxes: −$5,587
• − Insurance: −$7,800
• − Repairs & maintenance: −$8,521
• − Management: −$8,521
• − HOA: −$7,380
• − Depreciation: −$45,382
• Taxable loss: −$64,061
• Est. tax savings @ 24.0%: +$15,375
• After-tax cash flow: $-19,416/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: Laguna Beach Unified
• NCES district ID: 0620370
• Math proficiency: 25% ▼ -53.00%
• Reading proficiency: 25% ▼ -58.00%
• Median HH income: $92,428
• Composite: 26.12/100
• National rank: #7282
• State rank: #343 of 517 in CA

Livability — Laguna Beach

• Score: 68/100
• State rank: #276
• US rank: #9291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laguna Beach, CA
• County: Orange County · 3,096,323 people
• City population: 23,557
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 23,557
• Household income: $146,604
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1265.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 5% Lithuanian 4% Italian 3%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% German/W. Germanic 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: ▲ 6.19%
• Current HPI: 397.9008
• Rent YoY: ▼ -0.21%
• 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

+1039.3% since first listed

12 events — show timeline

• 2026-04-23 Relisted — CRMLS
• 2026-04-19 Contingent — CRMLS
• 2026-02-21 Listed $1,595,000 CRMLS
• 2026-02-18 Rental Removed $6,000 CRMLS
• 2026-01-28 Price Changed $6,000 CRMLS
• 2026-01-27 Listed for Rent $6,200 CRMLS
• 2025-12-16 Rental Removed $6,350 CRMLS
• 2025-10-16 Price Changed $6,350 CRMLS
• 2025-09-23 Listed for Rent $6,500 CRMLS
• 2023-07-15 Rental Removed — CRMLS
• 2023-07-14 Listed for Rent — CRMLS
• 1978-12-01 Sold (Public Records) $140,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $5,587 · +2.8% YoY. Source: county tax records.