Plan 2 Plan · Irvine, CA 92618

$1,202,888

4 bd · 3.5 ba · 2,048 sqft · Townhouse · 21 Days on market

Excellent condition Garage $322/mo HOA · 6% of rent

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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).

• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Appreciation +5.3/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Cash flow +2.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Plan 2 at Andara brings together spacious design and everyday functionality across three thoughtfully arranged levels. Created for flexibility and comfort, this home offers expansive gathering areas, private retreats, and inviting outdoor spaces that enhance the Luna Park lifestyle. The first floor welcomes you with a charming porch entry and a private bedroom suite - ideal for guests, multigenerational living, or a quiet workspace. Upstairs, the main living level opens to a bright and airy great room that flows seamlessly into the dining area and modern kitchen. A generous island anchors the space, while a nearby balcony extends your living area outdoors.

Key facts

• Three level design
• $322 HOA
• 2 garage spots

Tags

• THREE LEVEL DESIGN
• WELCOMING FRONT PORCH ENTRY
• DEDICATED POWDER ROOM
• ATTACHED TWO CAR GARAGE

🏗️ New construction. The $1,202,888 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $1,289,995.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $1.20M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-5k ($-57k/yr) — negative.
• To cash-flow at today's rent, offer at most $598k (50.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $564k (53.1% below list).
• Recommended offer: $564k (53.1% below list) — sets the bar for 1% rule.
• Cap rate 1.8% vs local median 1.3% in Irvine — 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 76/100 on livability (#100 in CA, #3,537 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: health & safety C-, 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.
• Zoned schools: Rancho Canada Elementary (632 students, 34% FRL); Serrano Intermediate (977 students, 48% FRL); El Toro High (math 53% / reading 77%, grade B, #161 of 1,170 statewide, top 14%, 2,031 students, 48% FRL) — zoned schools average 44% FRL vs 22% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 621 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 80d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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 $5,638/mo this rent would consume 46% of the median local household income ($146k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $17k of equity ($9k loan paydown + $8k appreciation (0.6% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$84k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($1.18M) is reasonable based on typical stale-listing flexibility.

Recommended offer $563,761 (53.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.44% ✗
• Cap rate: 1.84%
• Cash-on-cash: -15.89%
• DSCR: 0.29
• GRM: 19.1

CMA / ARV

• ARV (median comp): $1,289,995
• List price: $1,202,888
• Delta: -6.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 Sonia	0.20mi	4/3.5	2,083 (+2%)	1mo	$1,386,872	$666	87
848 Sonia	0.25mi	4/3.5	2,137 (+4%)	1mo	$1,279,990	$599	80
844 Sonia	0.22mi	3/3.5 (-1)	2,013 (-2%)	2mo	$1,229,990	$611	80
828 Sonia	0.30mi	4/3.5	2,137 (+4%)	2mo	$1,309,990	$613	77
15 Merit	0.32mi	4/3.5	2,137 (+4%)	1mo	$1,319,990	$618	77
920 Chinon	0.14mi	4/4.5	2,206 (+8%)	3mo	$1,379,990	$626	74
368 Chorus	0.43mi	3/3.5 (-1)	2,086 (+2%)	2mo	$1,300,000	$623	70
713 Sonia	0.21mi	3/3.5 (-1)	1,825 (-11%)	1mo	$1,269,990	$696	66
204 Keeper	0.56mi	4/3.5	2,173 (+6%)	1mo	$1,240,000	$571	63
130 Keeper	0.60mi	3/3.0 (-1)	1,812 (-12%)	2mo	$1,080,000	$596	44
300 Junco	0.52mi	3/3.0 (-1)	1,750 (-15%)	1mo	$1,299,990	$743	44
120 Zawn	0.73mi	3/2.5 (-1)	2,311 (+13%)	2mo	$1,650,000	$714	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.64% appreciation · 2.14% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.15×
• Total profit: $-307,480
• Equity at exit: $416,545

10-year hold

• IRR: -11.2%
• Equity multiple: -0.28×
• Total profit: $-463,312
• Equity at exit: $535,563

Cash invested: $361,199 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 94 active · 31 under contract
• Months of supply: 11.8 mo (9%/mo absorbed)
• Median asking: $1,325,780 ($624/sqft)
• Median days on market: 72 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +0.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 92618

• Home prices YoY: 0.1%
• Rents YoY: 2.1%
• Active inventory: 621
• Price-to-rent: 17.8×

Monthly cashflow live

• Estimated rent: $5,638 high
• Mortgage (P&I): −$6,765
• Tax est. 1.5%: −$1,612 /mo · $19,350/yr
• Insurance: −$537
• HOA: −$322
• Vacancy / Maint / Mgmt: −$1,184
• Net cashflow: $-4,783

Break-even live

Break-even rent $11,692

Max offer price $597,865

Occupancy floor —

Sensitivity live

Price	-10% $-3,892	-5% $-4,337	+0% $-4,783	+5% $-5,229	+10% $-5,675
Rent	-10% $-5,229	-5% $-5,006	+0% $-4,783	+5% $-4,560	+10% $-4,338
Rate	-1.0pp $-4,134	-0.5pp $-4,455	base $-4,783	+0.5pp $-5,117	+1.0pp $-5,457

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: $322,499
• Closing costs: $38,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Sawbuck Irvine, CA	3.0	2.5	1812	$4,750	$2.62	57d	1	0.18mi
100 Harrier Irvine, CA	4.0	3.5	2527	$5,800	$2.30	113d	1	0.22mi
640 Sonia Irvine, CA	3.0	3.5	2013	$5,000	$2.48	120d	1	0.29mi
229 Chorus Irvine, CA	3.0	2.5	2780	$5,700	$2.05	139d	1	0.29mi
313 Proctor Irvine, CA	4.0	3.5	2429	$5,800	$2.39	80d	1	0.29mi
349 Proctor Irvine, CA	4.0	3.5	2914	$6,000	$2.06	139d	1	0.32mi
160 Harrier Irvine, CA	4.0	3.5	2324	$5,200	$2.24	90d	1	0.32mi
104 Chant Irvine, CA	3.0	3.5	2840	$5,800	$2.04	120d	1	0.33mi
208 Yerba Irvine, CA	4.0	3.5	2132	$4,900	$2.30	33d	1	0.33mi
164 Harrier Irvine, CA	4.0	3.5	2324	$5,900	$2.54	33d	1	0.34mi
243 Yerba Irvine, CA	4.0	3.5	2429	$7,000	$2.88	106d	1	0.36mi
243 Yerba Irvine, CA	4.0	3.5	2429	$6,500	$2.68	80d	1	0.36mi
243 Yerba Irvine, CA	4.0	3.5	2429	$6,000	$2.47	114d	1	0.36mi
430 Lobata Irvine, CA	4.0	3.5	2914	$6,600	$2.26	139d	1	0.36mi
426 Lobata Irvine, CA	3.0	3.0	1731	$5,200	$3.00	38d	1	0.36mi
236 Yerba Irvine, CA	4.0	3.5	2429	$5,800	$2.39	139d	1	0.37mi
321 Loon Irvine, CA	3.0	2.5	1979	$5,300	$2.68	140d	1	0.38mi
248 Merit Irvine, CA	3.0	2.5	1812	$5,200	$2.87	120d	1	0.38mi
232 Junco Irvine, CA	4.0	2.5	2073	$7,500	$3.62	44d	1	0.41mi
352 Chorus Irvine, CA	4.0	3.0	2360	$5,600	$2.37	10d	1	0.41mi
301 Shoveler Irvine, CA	4.0	3.0	2546	$4,800	$1.89	139d	1	0.43mi
643 Gadwall Irvine, CA	4.0	2.5	2100	$5,500	$2.62	35d	1	0.46mi
458 Chorus Irvine, CA	4.0	4.0	2669	$5,950	$2.23	50d	1	0.47mi
320 Junco Irvine, CA	3.0	3.0	2294	$8,500	$3.71	94d	1	0.48mi
333 Sawbuck Irvine, CA	5.0	4.0	2930	$7,200	$2.46	54d	1	0.50mi
125 Seep Irvine, CA	4.0	4.0	2888	$6,750	$2.34	34d	1	0.51mi
136 Seep Irvine, CA	4.0	3.5	2566	$5,900	$2.30	65d	1	0.52mi
136 Seep Irvine, CA	4.0	3.5	2566	$5,900	$2.30	47d	1	0.52mi
108 Tiffin Irvine, CA	3.0	2.5	1760	$5,000	$2.84	65d	1	0.52mi
170 Yugen Irvine, CA	3.0	3.5	2623	$5,200	$1.98	139d	1	0.53mi
110 Seep Irvine, CA	4.0	3.5	2599	$5,900	$2.27	139d	1	0.54mi
214 Keeper Irvine, CA	3.0	3.5	2069	$5,000	$2.42	74d	1	0.54mi
123 Bosal Irvine, CA	3.0	3.5	2669	$6,500	$2.44	139d	1	0.54mi
412 Flycatcher Irvine, CA	4.0	3.0	2337	$6,500	$2.78	84d	1	0.54mi
1083 Cadence Irvine, CA	3.0	2.5	1795	$4,700	$2.62	19d	1	0.56mi
1085 Cadence Irvine, CA	4.0	3.0	1977	$6,500	$3.29	20d	1	0.56mi
154 Keeper Irvine, CA	3.0	2.5	1812	$5,000	$2.76	20d	1	0.56mi
301 Baluster Irvine, CA	3.0	2.5	2761	$6,000	$2.17	0d	1	0.56mi
112 Culture Irvine, CA	3.0	3.0	2480	$5,200	$2.10	84d	1	0.57mi
145 Culture Irvine, CA	4.0	3.0	2054	$5,400	$2.63	6d	1	0.57mi

Property features AI

Finance

• Other: Address listed as 261 Blue Wing, Irvine CA 92618
• Financial info: Listed as Plan inventory; list price available in listing records
• HOA & community: Association fee approximately $322

Exterior

• Parking: Two garage spaces (two parking spaces total)
• Home design: New construction plan (Plan 2)
• Construction: Built as part of Plan 2 new construction

Interior

• Bedrooms: Four bedrooms
• Bathrooms: Three full bathrooms and one half bathroom (3.5 total)
• Interior features: Open living area (2,048 total living area noted)

Listing history 50 events

1. 2026-09-23
   days on market $1,202,888 Active 21 DOM
2. 2026-09-22
   days on market $1,202,888 Active 20 DOM
3. 2026-09-21
   days on market $1,202,888 Active 19 DOM
4. 2026-09-20
   days on market $1,202,888 Active 18 DOM
5. 2026-09-19
   days on market $1,202,888 Active 17 DOM
6. 2026-09-18
   days on market $1,202,888 Active 16 DOM
7. 2026-09-17
   days on market $1,202,888 Active 15 DOM
8. 2026-09-16
   days on market $1,202,888 Active 14 DOM
9. 2026-09-15
   days on market $1,202,888 Active 13 DOM
10. 2026-09-14
    days on market $1,202,888 Active 12 DOM
11. 2026-09-13
    days on market $1,202,888 Active 11 DOM
12. 2026-09-12
    days on market $1,202,888 Active 10 DOM
13. 2026-09-11
    days on market $1,202,888 Active 9 DOM
14. 2026-09-05
    days on market $1,202,888 Active 3 DOM
15. 2026-09-04
    days on market $1,202,888 Active 2 DOM
16. 2026-09-02
    days on marketlisting id $1,202,888 Active 1 DOM
17. 2026-08-31
    days on market $1,202,888 Active 81 DOM
18. 2026-08-29
    days on market $1,202,888 Active 79 DOM
19. 2026-08-28
    days on market $1,202,888 Active 78 DOM
20. 2026-08-27
    days on market $1,202,888 Active 77 DOM
21. 2026-08-26
    days on market $1,202,888 Active 76 DOM
22. 2026-08-25
    days on market $1,202,888 Active 75 DOM
23. 2026-08-24
    days on market $1,202,888 Active 74 DOM
24. 2026-08-23
    days on market $1,202,888 Active 73 DOM
25. 2026-08-22
    days on market $1,202,888 Active 72 DOM
26. 2026-08-21
    days on market $1,202,888 Active 71 DOM
27. 2026-08-20
    days on market $1,202,888 Active 70 DOM
28. 2026-08-19
    days on market $1,202,888 Active 69 DOM
29. 2026-08-18
    days on market $1,202,888 Active 68 DOM
30. 2026-08-17
    days on market $1,202,888 Active 67 DOM
31. 2026-08-16
    days on market $1,202,888 Active 66 DOM
32. 2026-08-15
    days on market $1,202,888 Active 65 DOM
33. 2026-08-14
    days on market $1,202,888 Active 64 DOM
34. 2026-08-13
    price $1,202,888 Active 63 DOM
35. 2026-08-13
    days on market $1,207,888 Active 63 DOM
36. 2026-08-12
    days on market $1,207,888 Active 62 DOM
37. 2026-08-11
    days on market $1,207,888 Active 61 DOM
38. 2026-08-10
    days on market $1,207,888 Active 60 DOM
39. 2026-08-09
    days on market $1,207,888 Active 59 DOM
40. 2026-08-08
    days on market $1,207,888 Active 58 DOM
41. 2026-08-06
    days on market $1,207,888 Active 56 DOM
42. 2026-08-05
    days on market $1,207,888 Active 55 DOM
43. 2026-08-04
    days on market $1,207,888 Active 54 DOM
44. 2026-08-03
    days on market $1,207,888 Active 53 DOM
45. 2026-07-31
    days on market $1,207,888 Active 50 DOM
46. 2026-07-30
    days on market $1,207,888 Active 49 DOM
47. 2026-07-30
    days on market $1,207,888 Active 48 DOM
48. 2026-07-28
    days on market $1,207,888 Active 47 DOM
49. 2026-07-26
    days on market $1,207,888 Active 45 DOM
50. 2026-07-24
    days on market $1,207,888 Active 43 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $67,651
• − Mortgage interest: −$72,260
• − Property taxes: −$19,350
• − Insurance: −$6,450
• − Repairs & maintenance: −$5,412
• − Management: −$5,412
• − HOA: −$3,864
• − Depreciation: −$37,527
• Taxable loss: −$82,624
• Est. tax savings @ 24.0%: +$19,830
• After-tax cash flow: $-37,568/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 · 8 photos

Excellent 95/100 None rehab

This modern, move-in-ready home in Plan 2 at Andara offers spacious design and everyday functionality, making it an excellent investment opportunity.

Value-add opportunities

• Both Landscaping enhancement — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Upgrade kitchen appliances — Modern appliances can increase appeal and value ↑
• Both Install smart home features — Smart home features can increase appeal and value ↑
• Both Add outdoor lighting — Outdoor lighting enhances curb appeal and safety ↑

C Composite school gradezoned avg 65/100

Zoned Schools

Elementary Rancho Canada Elementary Middle Serrano Intermediate High El Toro High B CA #161/1,170 Nat'l #2,785/17,239

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

B Composite livability gradescore 76/100

Livability — Irvine

• Score: 76/100
• State rank: #100
• US rank: #3537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irvine, CA
• County: Orange County · 3,477,456 people
• City population: 287,839
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 66,126
• Household income: $145,731
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Asian 48% White 33% Hispanic / Latino 11% Two or more races 10% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Romanian 2% Scotch-Irish 1%
• Foreign-born: 42% · China, South Korea, Canada
• Languages at home: 44% English-only · Chinese 15% Other Indo-European 10% Korean 8%

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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: ▲ 0.64%
• Current HPI: 441.9409
• Rent YoY: ▲ 2.14%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

Property features AI

Finance

• Other: Address listed as 261 Blue Wing, Irvine CA 92618
• Financial info: Listed as Plan inventory; list price available in listing records
• HOA & community: Association fee approximately $322

Exterior

• Parking: Two garage spaces (two parking spaces total)
• Home design: New construction plan (Plan 2)
• Construction: Built as part of Plan 2 new construction

Interior

• Bedrooms: Four bedrooms
• Bathrooms: Three full bathrooms and one half bathroom (3.5 total)
• Interior features: Open living area (2,048 total living area noted)