24921 Muirlands #48 · Lake Forest, CA 92630

$307,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 98 Days on market

Built 1974 9.80 ac lot $213/sqft · 35% above area Est $227k · 35% over

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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).

• Cash flow +26.5/30.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Schools +5.6/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 24921 Muirlands # 48, located in the prestigious El Toro Mobile Estates in Lake Forest (Inside Address: 48 Palo Alto Lake Forest, CA 92630). This senior living community is conveniently situated just three minutes from the 5 Freeway off El Toro Rd. , near Laguna Woods, shopping, and dining. Senior Community, at least One resident must be 55 Years old+. This double-wide Boise Cascade/Pan American unit has been 100% renovated and stands as the most upgraded home in the park. Key features include: - Fresh interior and exterior paint - New laminate flooring throughout - New Windows & Doors - New Corian countertops in the kitchen and bathrooms - New recessed lighting - New backyard tarping - Two storage sheds at the end of the three-car carport TOTAL RENOVATIONS APPROXIMTLY $74,000. The land lease is exceptionally inclusive, covering all utilities, including sewer, water, gas, and electricity. Please let me know if you would like to schedule a viewing Mauricio 310-801-7626 or 909-287-4335

Key facts

• 9.8 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $307k.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $307k).
• Recommended offer: $279k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 2.0% in Lake Forest — 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 65/100 on livability (#387 in CA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B; Watch: commute C-, amenities F, 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: Ralph A. Gates Dli Magnet Elementary (940 students, 62% FRL); Los Alisos Intermediate (656 students, 74% FRL); Mission Viejo High (math 53% / reading 71%, grade B-, #190 of 1,170 statewide, top 17%, 1,646 students, 41% FRL) — zoned schools average 59% FRL vs 22% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 204 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); high-income renter base; 6,974 units permitted in Orange County in 2024 (3,839 in 5+ unit buildings).
• This rent runs 35% of the median local income ($126k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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 $65k; list at $307k implies a 373% 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 $279,370 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-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. 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: 1.21% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $226,598
• List price: $307,000
• Delta: 35.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24921 Muirlands Blvd #58	0.07mi	3/2.0	1,440 (0%)	0mo	$254,000	$176	96
24921 Muirlands Blvd #28	0.00mi	2/2.0 (-1)	1,440 (0%)	1mo	$170,000	$118	94
24921 Muirlands Blvd #209	0.07mi	2/2.0 (-1)	1,440 (0%)	1mo	$152,500	$106	91
24921 Muirlands Blvd #265	0.07mi	2/2.0 (-1)	1,440 (0%)	2mo	$185,000	$128	90
24921 Muirlands #13	0.07mi	2/2.0 (-1)	1,440 (0%)	4mo	$175,000	$122	89
24921 Muirlands Blvd #23	0.07mi	2/2.0 (-1)	1,488 (+3%)	2mo	$199,000	$134	85
24921 Muirlands blvd #78	0.00mi	2/2.0 (-1)	1,570 (+9%)	3mo	$224,000	$143	78
24922 Muirlands Blvd #57	0.22mi	4/2.0 (+1)	1,504 (+4%)	3mo	$315,000	$209	75
24922 Muirlands Blvd #115	0.22mi	4/2.0 (+1)	1,490 (+4%)	6mo	$375,000	$252	74
24701 Raymond Way #39	0.50mi	2/2.0 (-1)	1,440 (0%)	5mo	$202,500	$141	68
24922 Muirlands Blvd #103	0.16mi	4/2.0 (+1)	1,600 (+11%)	8mo	$360,000	$225	62
24701 Raymond Ave #120	0.38mi	3/2.0	1,608 (+12%)	2mo	$375,000	$233	61

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

Projected returns pro-forma

-3.0% appreciation · 2.51% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-68
• Equity at exit: $45,775

10-year hold

• IRR: 9.1%
• Equity multiple: 1.69×
• Total profit: $59,016
• Equity at exit: $26,544

Cash invested: $85,960 (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 92630

• Rents YoY: 2.5%
• Active inventory: 204
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,708 high
• Mortgage (P&I): −$1,610
• Tax est. 1.5%: −$384 /mo · $4,605/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$779
• Net cashflow: $808

Break-even live

Break-even rent $2,686

Max offer price $307,000

Occupancy floor 73%

Sensitivity live

Price	-10% $1,020	-5% $914	+0% $808	+5% $702	+10% $596
Rent	-10% $515	-5% $661	+0% $808	+5% $954	+10% $1,101
Rate	-1.0pp $962	-0.5pp $886	base $808	+0.5pp $728	+1.0pp $647

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: $76,750
• Closing costs: $9,210
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23250 Orange Ave Lake Forest, CA	2.0	2.0	947	$2,995	$3.16	26d	1	0.19mi
25092 Farthing St Lake Forest, CA	1.0–2.0	1.0–2.0	881	$3,278	$3.72	0d	5	0.54mi
24022 Limb St Mission Viejo, CA	4.0	2.0	1543	$5,000	$3.24	45d	1	0.55mi
6 Quinn Way Mission Viejo, CA	3.0	3.5	1716	$4,100	$2.39	22d	1	0.63mi
62 Aliso Ridge Loop Mission Viejo, CA	2.0	2.5	1560	$3,795	$2.43	26d	1	0.64mi
23151 Los Alisos Blvd Mission Viejo, CA	1.0–3.0	1.0–2.0	1091	$2,705	$2.48	0d	1	0.78mi
24621 Overlake Dr Lake Forest, CA	3.0	2.0	1677	$4,350	$2.59	26d	1	0.90mi
24391 Avenida de la Carlota Laguna Hills, CA	1.0–2.0	1.0–2.0	957	$3,965	$4.14	0d	19	1.04mi
26075 Las Flores Unit b Mission Viejo, CA	2.0	1.5	989	$3,200	$3.24	16d	1	1.05mi
22835 Islamare Ln Lake Forest, CA	3.0	2.5	1860	$6,600	$3.55	14d	1	1.06mi
26037 Via Pera Unit K4 Mission Viejo, CA	2.0	1.0	932	$3,387	$3.63	45d	1	1.10mi
23732 Aventura Mission Viejo, CA	4.0	2.0	1538	$4,600	$2.99	45d	1	1.12mi
22892 Plainview Cir Lake Forest, CA	3.0	2.0	1836	$5,400	$2.94	45d	1	1.15mi
23981 Crescent Rd Lake Forest, CA	4.0	2.0	1540	$4,700	$3.05	5d	1	1.15mi
22602 Cottonwood Cir Lake Forest, CA	3.0	2.0	1301	$4,250	$3.27	45d	1	1.16mi
26191 Sanz Unit D Mission Viejo, CA	2.0	2.5	1000	$3,250	$3.25	22d	1	1.18mi
24555 Los Alisos Blvd Laguna Hills, CA	2.0	2.0	1007	$3,356	$3.33	45d	1	1.20mi
24555 Los Alisos Blvd Laguna Hills, CA	2.0	2.0	1014	$3,250	$3.21	16d	1	1.20mi
23333 Ridge Route Dr Lake Forest, CA	1.0–2.0	1.0–2.0	892	$3,100	$3.47	4d	9	1.24mi
132 Avenida Majorca Unit B Laguna Woods, CA	2.0	1.0	995	$2,400	$2.41	7d	1	1.29mi
24121 El Tiradore Cir Mission Viejo, CA	4.0	2.5	1704	$5,800	$3.40	26d	1	1.30mi
158 Avenida Majorca Unit D Laguna Woods, CA	2.0	1.0	1300	$3,200	$2.46	45d	1	1.31mi
22700 Lake Forest Dr Lake Forest, CA	1.0–3.0	1.0–2.0	1008	$4,040	$4.01	0d	1	1.32mi
169 Avenida Majorca Unit B Laguna Woods, CA	3.0	1.0	1200	$1,400	$1.17	45d	1	1.36mi
170 Avenida Majorca Unit D Laguna Woods, CA	2.0	1.0	1000	$2,500	$2.50	26d	1	1.37mi
25885 Trabuco Rd #98 Lake Forest, CA	2.0	1.5	1190	$3,300	$2.77	13d	1	1.39mi
24299 Paseo De Valencia Laguna Woods, CA	2.0	2.0	1347	$3,770	$2.80	23d	7	1.41mi
205 Avenida Majorca Unit A Laguna Woods, CA	2.0	2.0	1278	$3,600	$2.82	45d	1	1.42mi
254 Calle Aragon Unit D Laguna Woods, CA	2.0	2.0	1009	$3,000	$2.97	19d	1	1.43mi
2022 Via Mariposa E Unit B Laguna Woods, CA	2.0	2.0	1325	$3,200	$2.42	20d	1	1.43mi
74 Calle Aragon Unit A Laguna Woods, CA	2.0	1.0	950	$2,700	$2.84	26d	1	1.44mi
2369 Via Mariposa E Unit 3H Laguna Woods, CA	3.0	3.0	1663	$3,750	$2.25	45d	1	1.45mi
2369 Via Mariposa E Unit 1B Laguna Woods, CA	2.0	2.0	1340	$2,950	$2.20	45d	1	1.45mi
2269 Via Puerta Unit N Laguna Woods, CA	2.0	2.0	1057	$2,700	$2.55	20d	1	1.45mi
969 Calle Aragon Unit 1B Laguna Woods, CA	2.0	2.0	1195	$2,900	$2.43	26d	1	1.46mi
25885 Trabuco Rd #235 Lake Forest, CA	2.0	1.5	1190	$2,980	$2.50	26d	1	1.46mi
221 Avenida Majorca Unit D Laguna Woods, CA	2.0	2.0	1438	$3,200	$2.23	26d	1	1.46mi
224 Avenida Majorca Unit B Laguna Woods, CA	2.0	2.0	1009	$2,600	$2.58	45d	1	1.46mi
2022 Via Mariposa E Unit D Laguna Woods, CA	2.0	2.0	1305	$4,000	$3.07	45d	1	1.47mi
2293 Via Puerta Unit O Laguna Woods, CA	2.0	2.0	1057	$3,100	$2.93	20d	1	1.48mi

Listing history 31 events

1. 2026-06-03
   days on market $307,000 Active 98 DOM
2. 2026-06-02
   days on market $307,000 Active 97 DOM
3. 2026-06-01
   days on market $307,000 Active 96 DOM
4. 2026-05-31
   days on market $307,000 Active 95 DOM
5. 2026-02-25
   listed $307,000 Active 1030-char remark

   Show marketing remark (1030 chars)

   Welcome to 24921 Muirlands # 48, located in the prestigious El Toro Mobile Estates in Lake Forest (Inside Address: 48 Palo Alto Lake Forest, CA 92630). This senior living community is conveniently situated just three minutes from the 5 Freeway off El Toro Rd. , near Laguna Woods, shopping, and dining. Senior Community, at least One resident must be 55 Years old+. This double-wide Boise Cascade/Pan American unit has been 100% renovated and stands as the most upgraded home in the park. Key features include: - Fresh interior and exterior paint - New laminate flooring throughout - New Windows & Doors - New Corian countertops in the kitchen and bathrooms - New recessed lighting - New backyard tarping - Two storage sheds at the end of the three-car carport TOTAL RENOVATIONS APPROXIMTLY $74,000. The land lease is exceptionally inclusive, covering all utilities, including sewer, water, gas, and electricity. Please let me know if you would like to schedule a viewing Mauricio 310-801-7626 or 909-287-4335

6. 2026-02-16
   historical $307,000 1030-char remark

   Show marketing remark (1030 chars)

   Welcome to 24921 Muirlands # 48, located in the prestigious El Toro Mobile Estates in Lake Forest (Inside Address: 48 Palo Alto Lake Forest, CA 92630). This senior living community is conveniently situated just three minutes from the 5 Freeway off El Toro Rd. , near Laguna Woods, shopping, and dining. Senior Community, at least One resident must be 55 Years old+. This double-wide Boise Cascade/Pan American unit has been 100% renovated and stands as the most upgraded home in the park. Key features include: - Fresh interior and exterior paint - New laminate flooring throughout - New Windows & Doors - New Corian countertops in the kitchen and bathrooms - New recessed lighting - New backyard tarping - Two storage sheds at the end of the three-car carport TOTAL RENOVATIONS APPROXIMTLY $74,000. The land lease is exceptionally inclusive, covering all utilities, including sewer, water, gas, and electricity. Please let me know if you would like to schedule a viewing Mauricio 310-801-7626 or 909-287-4335

7. 2019-07-05
   soldstatus $64,900 Closed Sale 464-char remark

   Show marketing remark (464 chars)

   So much potential!! 3 bedroom, 2 bath unit with spacious, open kitchen and family room. Master bedroom located opposite the other 2 bedrooms for maximum privacy. New flooring in bathrooms, new tub just put in master, new cabinets. .. includes washer, dryer and fridge!!!! Homey yard and brand new private personal deck . Nicely landscaped with low maintenance planting’s. Best priced 3 bedroom unit in the complex! Hurry. .. this one won’t last long.

8. 2019-06-22
   historical Active Under Contract 464-char remark

   Show marketing remark (464 chars)

   So much potential!! 3 bedroom, 2 bath unit with spacious, open kitchen and family room. Master bedroom located opposite the other 2 bedrooms for maximum privacy. New flooring in bathrooms, new tub just put in master, new cabinets. .. includes washer, dryer and fridge!!!! Homey yard and brand new private personal deck . Nicely landscaped with low maintenance planting’s. Best priced 3 bedroom unit in the complex! Hurry. .. this one won’t last long.

9. 2019-06-07
   price $64,900 464-char remark

   Show marketing remark (464 chars)

   So much potential!! 3 bedroom, 2 bath unit with spacious, open kitchen and family room. Master bedroom located opposite the other 2 bedrooms for maximum privacy. New flooring in bathrooms, new tub just put in master, new cabinets. .. includes washer, dryer and fridge!!!! Homey yard and brand new private personal deck . Nicely landscaped with low maintenance planting’s. Best priced 3 bedroom unit in the complex! Hurry. .. this one won’t last long.

10. 2019-05-13
    price $74,900 464-char remark

    Show marketing remark (464 chars)

    So much potential!! 3 bedroom, 2 bath unit with spacious, open kitchen and family room. Master bedroom located opposite the other 2 bedrooms for maximum privacy. New flooring in bathrooms, new tub just put in master, new cabinets. .. includes washer, dryer and fridge!!!! Homey yard and brand new private personal deck . Nicely landscaped with low maintenance planting’s. Best priced 3 bedroom unit in the complex! Hurry. .. this one won’t last long.

11. 2019-04-27
    price $79,900 464-char remark

    Show marketing remark (464 chars)

    So much potential!! 3 bedroom, 2 bath unit with spacious, open kitchen and family room. Master bedroom located opposite the other 2 bedrooms for maximum privacy. New flooring in bathrooms, new tub just put in master, new cabinets. .. includes washer, dryer and fridge!!!! Homey yard and brand new private personal deck . Nicely landscaped with low maintenance planting’s. Best priced 3 bedroom unit in the complex! Hurry. .. this one won’t last long.

12. 2019-04-05
    status Active 464-char remark

    Show marketing remark (464 chars)

    So much potential!! 3 bedroom, 2 bath unit with spacious, open kitchen and family room. Master bedroom located opposite the other 2 bedrooms for maximum privacy. New flooring in bathrooms, new tub just put in master, new cabinets. .. includes washer, dryer and fridge!!!! Homey yard and brand new private personal deck . Nicely landscaped with low maintenance planting’s. Best priced 3 bedroom unit in the complex! Hurry. .. this one won’t last long.

13. 2019-03-29
    status Pending Sale 464-char remark

    Show marketing remark (464 chars)

    So much potential!! 3 bedroom, 2 bath unit with spacious, open kitchen and family room. Master bedroom located opposite the other 2 bedrooms for maximum privacy. New flooring in bathrooms, new tub just put in master, new cabinets. .. includes washer, dryer and fridge!!!! Homey yard and brand new private personal deck . Nicely landscaped with low maintenance planting’s. Best priced 3 bedroom unit in the complex! Hurry. .. this one won’t last long.

14. 2019-03-27
    price $89,900 464-char remark

    Show marketing remark (464 chars)

    So much potential!! 3 bedroom, 2 bath unit with spacious, open kitchen and family room. Master bedroom located opposite the other 2 bedrooms for maximum privacy. New flooring in bathrooms, new tub just put in master, new cabinets. .. includes washer, dryer and fridge!!!! Homey yard and brand new private personal deck . Nicely landscaped with low maintenance planting’s. Best priced 3 bedroom unit in the complex! Hurry. .. this one won’t last long.

15. 2019-03-12
    listed $99,800 Active 464-char remark

    Show marketing remark (464 chars)

    So much potential!! 3 bedroom, 2 bath unit with spacious, open kitchen and family room. Master bedroom located opposite the other 2 bedrooms for maximum privacy. New flooring in bathrooms, new tub just put in master, new cabinets. .. includes washer, dryer and fridge!!!! Homey yard and brand new private personal deck . Nicely landscaped with low maintenance planting’s. Best priced 3 bedroom unit in the complex! Hurry. .. this one won’t last long.

16. 2015-05-01
    historical
17. 2015-04-30
    soldstatus $45,000 Closed Sale
18. 2015-04-13
    price $45,000
19. 2015-04-06
    price $48,000
20. 2015-03-27
    price $55,000
21. 2015-03-17
    listed $59,000 Active
22. 2013-08-09
    soldstatus $87,000 Closed
23. 2013-07-12
    status Pending
24. 2013-07-08
    price $87,000
25. 2013-06-24
    listed $84,000 Active
26. 2013-04-09
    historical
27. 2012-09-16
    listed $79,900 Active
28. 2012-08-09
    historical
29. 2011-02-16
    listed $79,900 Active
30. 2000-09-08
    soldstatus $60,000
31. 2000-06-13
    listed $62,000

ⓘ 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 5/10 Major 7 d/yr ≥91°F today · 22 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: $44,496
• − Mortgage interest: −$17,197
• − Property taxes: −$4,605
• − Insurance: −$1,535
• − Repairs & maintenance: −$3,560
• − Management: −$3,560
• − Depreciation: −$8,931
• Taxable income: $5,109
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $8,466/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: 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 — Lake Forest

• Score: 65/100
• State rank: #387
• US rank: #13130

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Forest, CA
• County: Orange County · 3,096,323 people
• City population: 80,019
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 67,152
• Household income: $125,853
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 2412.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Hispanic / Latino 27% Asian 19% Two or more races 16% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 62% English-only · Spanish 18% Chinese 4% Other Indo-European 4%

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: ▼ -866.99%
• Current HPI: 436.6189
• Rent YoY: ▲ 2.51%
• 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

+395.2% since first listed

27 events — show timeline

• 2026-02-25 Listed $307,000 CRMLS
• 2026-02-16 Coming Soon $307,000 CRMLS
• 2019-07-05 Sold (MLS) $64,900 CRMLS
• 2019-06-22 Contingent — CRMLS
• 2019-06-07 Price Changed $64,900 CRMLS
• 2019-05-13 Price Changed $74,900 CRMLS
• 2019-04-27 Price Changed $79,900 CRMLS
• 2019-04-05 Relisted — CRMLS
• 2019-03-29 Pending — CRMLS
• 2019-03-27 Price Changed $89,900 CRMLS
• 2019-03-12 Listed $99,800 CRMLS
• 2015-05-01 Listing Removed — CRMLS
• 2015-04-30 Sold (MLS) $45,000 CRMLS
• 2015-04-13 Price Changed $45,000 CRMLS
• 2015-04-06 Price Changed $48,000 CRMLS
• 2015-03-27 Price Changed $55,000 CRMLS
• 2015-03-17 Listed $59,000 CRMLS
• 2013-08-09 Sold (MLS) $87,000 CRMLS
• 2013-07-12 Pending — CRMLS
• 2013-07-08 Price Changed $87,000 CRMLS
• 2013-06-24 Listed $84,000 CRMLS
• 2013-04-09 Listing Removed — CRMLS
• 2012-09-16 Listed $79,900 CRMLS
• 2012-08-09 Listing Removed — CRMLS
• 2011-02-16 Listed $79,900 CRMLS
• 2000-09-08 Sold (MLS) $60,000 CRMLS
• 2000-06-13 Listed $62,000 CRMLS

Property tax history

-14.6%/yr

Latest (2025): $6 · -0.3% YoY. Source: county tax records.