174 Mira Del Oeste · San Clemente, CA 92673

$690,000

2 bd · 2.0 ba · 1,692 sqft · Condo · 121 Days on market

Built 1974 $408/sqft · at area comps Est $724k · at est. $300/mo HOA · 6% of rent ↓ 3% since listing

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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 +9.6/15.0
• Appreciation +7.3/10.0
• Cash flow +7.0/30.0
• Schools +5.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Discover the perfect blend of coastal charm, resort-style living, and exceptional value in the highly coveted 55+ Shorecliffs Terrace community of San Clemente. This rare resident-owned neighborhood allows you to own both the home and the land—no space rent or land lease—offering true ownership in one of Orange County's most desirable beach towns. Nestled in a peaceful cul-de-sac with a quiet, welcoming atmosphere, this single-level home delivers easy, comfortable living with central A/C and heating, peek-a-boo ocean views from the backyard, and seamless indoor-outdoor flow. Step outside to a back garden area that opens directly into a beautiful added sun room, creating an ideal spot to relax, entertain, or simply soak in the gorgeous surroundings and fresh ocean breezes. Recent upgrades include new carpet installed this year, a freshly painted exterior, plus repiping with a new water heater within the last 5 years. The community recently benefited from Edison-mandated electrical upgrades to the property lines (completed 2-4 years ago), and the home features earthquake restraints installed by the original owners for added peace of mind. The seller is motivated and willing to negotiate an immediate credit to address minor items. Shorecliffs Terrace embodies a year-round vacation lifestyle with outstanding amenities: a heated saltwater pool and spa, clubhouse, billiards, workshop, and a vibrant calendar of organized social activities. Just minutes away, enjoy the iconic San Clemente beaches and Dana Point Harbor, along with scenic parks, trails, and endless dining and shopping options. This is more than a home—it's an unbeatable combination of affordability, modern comfort, stunning views, and an active coastal community in beautiful San Clemente. Come experience the warmth, charm, and vibrant lifestyle that Shorecliffs Terrace residents enjoy every day.

Key facts

• 30.2 acre lot
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $690k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $543k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $513k (25.7% below list).
• Recommended offer: $513k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 1.5% in San Clemente — 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 63/100 on livability (#473 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime B+; Watch: amenities D+, commute F, cost of living F.
• Capistrano Unified (suburban): math 50% / reading 72% proficiency, ranked #64 of 517 in CA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Truman Benedict Elementary (600 students, 18% FRL); Bernice Ayer Middle (883 students, 40% FRL); San Clemente High (math 51% / reading 78%, grade B-, #165 of 1,170 statewide, top 15%, 2,838 students, 36% FRL).
• Market conditions: Rents rising (+3.1%/yr); 53 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).
• This rent runs 34% of the median local income ($182k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $36k of equity ($5k loan paydown + $31k appreciation (4.5% 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($607k) is reasonable based on typical stale-listing flexibility.

Recommended offer $512,758 (25.7% 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 121 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 1974 — 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: 0.74% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.32%
• DSCR: 0.72
• GRM: 11.2

CMA / ARV

• ARV (median comp): $723,758
• List price: $690,000
• Delta: -4.66%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

4.54% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.40×
• Total profit: $76,874
• Equity at exit: $371,843

10-year hold

• IRR: 8.7%
• Equity multiple: 2.55×
• Total profit: $298,855
• Equity at exit: $626,432

Cash invested: $193,200 (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 92673

• Home prices YoY: 1.1%
• Rents YoY: 3.1%
• Active inventory: 53
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $5,128 high
• Mortgage (P&I): −$3,618
• Tax est. 1.5%: −$862 /mo · $10,350/yr
• Insurance: −$288
• HOA: −$300
• Vacancy / Maint / Mgmt: −$1,077
• Net cashflow: $-1,018

Break-even live

Break-even rent $6,416

Max offer price $542,745

Occupancy floor —

Sensitivity live

Price	-10% $-541	-5% $-779	+0% $-1,018	+5% $-1,256	+10% $-1,494
Rent	-10% $-1,423	-5% $-1,220	+0% $-1,018	+5% $-815	+10% $-613
Rate	-1.0pp $-670	-0.5pp $-842	base $-1,018	+0.5pp $-1,196	+1.0pp $-1,378

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: $172,500
• Closing costs: $20,700
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 Domador San Clemente, CA	3.0	2.5	1291	$4,750	$3.68	24d	1	0.49mi
3009 Calle Juarez San Clemente, CA	3.0	2.0	1938	$6,200	$3.20	1d	1	0.78mi
515 Avenida Vaquero San Clemente, CA	1.0–2.0	1.0–2.0	833	$4,374	$5.25	0d	9	0.81mi
3502 Calle Verano San Clemente, CA	3.0	2.0	1464	$5,000	$3.42	45d	1	0.85mi
3626 Calle Casino San Clemente, CA	3.0	2.5	1517	$4,100	$2.70	46d	1	0.92mi
2309 Calle Balandra San Clemente, CA	3.0	3.0	1657	$4,500	$2.72	45d	1	0.99mi
2309 Calle Balandra San Clemente, CA	3.0	2.5	1657	$4,500	$2.72	46d	1	0.99mi
726 Calle Camisa San Clemente, CA	3.0	2.5	1484	$6,000	$4.04	4d	1	1.03mi
3328 Paseo Halcon San Clemente, CA	3.0	2.0	1560	$4,700	$3.01	24d	1	1.08mi
484 Plaza Estival San Clemente, CA	3.0	2.5	1651	$4,500	$2.73	45d	1	1.11mi
3407 Via Loro San Clemente, CA	3.0	2.0	1526	$5,000	$3.28	1d	1	1.14mi
3903 Via del Campo San Clemente, CA	3.0	2.0	1636	$7,500	$4.58	18d	1	1.14mi
34538 Calle Naranja Capistrano Beach, CA	2.0	2.0	1500	$5,795	$3.86	6d	1	1.18mi
3386 Calle La Veta San Clemente, CA	3.0	2.5	1754	$8,200	$4.68	45d	1	1.25mi
3341 Calle La Veta San Clemente, CA	2.0	2.0	1413	$7,000	$4.95	45d	1	1.25mi
2806 Camino Capistrano Unit 26D San Clemente, CA	3.0	2.0	1546	$5,750	$3.72	45d	1	1.26mi
2920 Camino Capistrano Unit 9D San Clemente, CA	3.0	2.0	1546	$5,700	$3.69	45d	1	1.30mi
324 Plaza Estival San Clemente, CA	3.0	2.5	1590	$3,995	$2.51	45d	1	1.34mi
27022 Calle Dolores Capistrano Beach, CA	3.0	2.0	1700	$5,500	$3.24	26d	1	1.34mi
4001 Calle Abril San Clemente, CA	3.0	3.0	1737	$15,000	$8.64	26d	1	1.34mi
26920 Calle Dolores Unit B Dana Point, CA	3.0	2.5	1500	$5,675	$3.78	9d	1	1.41mi
35531 Beach Rd Capistrano Beach, CA	3.0	2.0	1052	$6,500	$6.18	26d	1	1.45mi
4023 Calle Mayo Unit A San Clemente, CA	2.0	2.0	1577	$6,990	$4.43	45d	1	1.46mi
34288 Camino El Molino Capistrano Beach, CA	2.0	2.0	1264	$4,200	$3.32	45d	1	1.47mi
34288 Camino El Molino Unit B Dana Point, CA	2.0	2.0	1264	$3,700	$2.93	45d	1	1.47mi
26882 Calle Monterey Capistrano Beach, CA	3.0	2.0	1591	$6,400	$4.02	45d	1	1.48mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: waterelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $690,000 Active 121 DOM
2. 2026-06-18
   days on market $690,000 Active 118 DOM
3. 2026-06-17
   days on market $690,000 Active 117 DOM
4. 2026-06-16
   days on market $690,000 Active 116 DOM
5. 2026-06-15
   days on market $690,000 Active 115 DOM
6. 2026-06-13
   days on market $690,000 Active 113 DOM
7. 2026-06-13
   days on market $690,000 Active 112 DOM
8. 2026-06-09
   days on market $690,000 Active 109 DOM
9. 2026-06-08
   days on market $690,000 Active 108 DOM
10. 2026-06-07
    days on market $690,000 Active 107 DOM
11. 2026-06-04
    days on market $690,000 Active 104 DOM
12. 2026-06-03
    days on market $690,000 Active 103 DOM
13. 2026-06-02
    days on market $690,000 Active 102 DOM
14. 2026-06-01
    days on market $690,000 Active 101 DOM
15. 2026-05-31
    days on market $690,000 Active 100 DOM
16. 2026-05-14
    price $690,000 1902-char remark

    Show marketing remark (1902 chars)

    Discover the perfect blend of coastal charm, resort-style living, and exceptional value in the highly coveted 55+ Shorecliffs Terrace community of San Clemente. This rare resident-owned neighborhood allows you to own both the home and the land—no space rent or land lease—offering true ownership in one of Orange County's most desirable beach towns. Nestled in a peaceful cul-de-sac with a quiet, welcoming atmosphere, this single-level home delivers easy, comfortable living with central A/C and heating, peek-a-boo ocean views from the backyard, and seamless indoor-outdoor flow. Step outside to a back garden area that opens directly into a beautiful added sun room, creating an ideal spot to relax, entertain, or simply soak in the gorgeous surroundings and fresh ocean breezes. Recent upgrades include new carpet installed this year, a freshly painted exterior, plus repiping with a new water heater within the last 5 years. The community recently benefited from Edison-mandated electrical upgrades to the property lines (completed 2-4 years ago), and the home features earthquake restraints installed by the original owners for added peace of mind. The seller is motivated and willing to negotiate an immediate credit to address minor items. Shorecliffs Terrace embodies a year-round vacation lifestyle with outstanding amenities: a heated saltwater pool and spa, clubhouse, billiards, workshop, and a vibrant calendar of organized social activities. Just minutes away, enjoy the iconic San Clemente beaches and Dana Point Harbor, along with scenic parks, trails, and endless dining and shopping options. This is more than a home—it's an unbeatable combination of affordability, modern comfort, stunning views, and an active coastal community in beautiful San Clemente. Come experience the warmth, charm, and vibrant lifestyle that Shorecliffs Terrace residents enjoy every day.

17. 2026-02-20
    listed $715,000 Active 1902-char remark

    Show marketing remark (1902 chars)

    Discover the perfect blend of coastal charm, resort-style living, and exceptional value in the highly coveted 55+ Shorecliffs Terrace community of San Clemente. This rare resident-owned neighborhood allows you to own both the home and the land—no space rent or land lease—offering true ownership in one of Orange County's most desirable beach towns. Nestled in a peaceful cul-de-sac with a quiet, welcoming atmosphere, this single-level home delivers easy, comfortable living with central A/C and heating, peek-a-boo ocean views from the backyard, and seamless indoor-outdoor flow. Step outside to a back garden area that opens directly into a beautiful added sun room, creating an ideal spot to relax, entertain, or simply soak in the gorgeous surroundings and fresh ocean breezes. Recent upgrades include new carpet installed this year, a freshly painted exterior, plus repiping with a new water heater within the last 5 years. The community recently benefited from Edison-mandated electrical upgrades to the property lines (completed 2-4 years ago), and the home features earthquake restraints installed by the original owners for added peace of mind. The seller is motivated and willing to negotiate an immediate credit to address minor items. Shorecliffs Terrace embodies a year-round vacation lifestyle with outstanding amenities: a heated saltwater pool and spa, clubhouse, billiards, workshop, and a vibrant calendar of organized social activities. Just minutes away, enjoy the iconic San Clemente beaches and Dana Point Harbor, along with scenic parks, trails, and endless dining and shopping options. This is more than a home—it's an unbeatable combination of affordability, modern comfort, stunning views, and an active coastal community in beautiful San Clemente. Come experience the warmth, charm, and vibrant lifestyle that Shorecliffs Terrace residents enjoy every day.

18. 2026-02-08
    historical $715,000 1902-char remark

    Show marketing remark (1902 chars)

    Discover the perfect blend of coastal charm, resort-style living, and exceptional value in the highly coveted 55+ Shorecliffs Terrace community of San Clemente. This rare resident-owned neighborhood allows you to own both the home and the land—no space rent or land lease—offering true ownership in one of Orange County's most desirable beach towns. Nestled in a peaceful cul-de-sac with a quiet, welcoming atmosphere, this single-level home delivers easy, comfortable living with central A/C and heating, peek-a-boo ocean views from the backyard, and seamless indoor-outdoor flow. Step outside to a back garden area that opens directly into a beautiful added sun room, creating an ideal spot to relax, entertain, or simply soak in the gorgeous surroundings and fresh ocean breezes. Recent upgrades include new carpet installed this year, a freshly painted exterior, plus repiping with a new water heater within the last 5 years. The community recently benefited from Edison-mandated electrical upgrades to the property lines (completed 2-4 years ago), and the home features earthquake restraints installed by the original owners for added peace of mind. The seller is motivated and willing to negotiate an immediate credit to address minor items. Shorecliffs Terrace embodies a year-round vacation lifestyle with outstanding amenities: a heated saltwater pool and spa, clubhouse, billiards, workshop, and a vibrant calendar of organized social activities. Just minutes away, enjoy the iconic San Clemente beaches and Dana Point Harbor, along with scenic parks, trails, and endless dining and shopping options. This is more than a home—it's an unbeatable combination of affordability, modern comfort, stunning views, and an active coastal community in beautiful San Clemente. Come experience the warmth, charm, and vibrant lifestyle that Shorecliffs Terrace residents enjoy every day.

ⓘ 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: $61,531
• − Mortgage interest: −$38,651
• − Property taxes: −$10,350
• − Insurance: −$3,450
• − Repairs & maintenance: −$4,922
• − Management: −$4,922
• − HOA: −$3,600
• − Depreciation: −$20,073
• Taxable loss: −$24,437
• Est. tax savings @ 24.0%: +$5,865
• After-tax cash flow: $-6,347/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: Capistrano Unified
• NCES district ID: 0607440
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 72% ▲ 2.00%
• Median HH income: $99,673
• Composite: 56.56/100
• National rank: #1147
• State rank: #64 of 517 in CA

Livability — San Clemente

• Score: 63/100
• State rank: #473
• US rank: #16045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Clemente, CA
• County: Orange County · 3,096,323 people
• City population: 66,345
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 29,406
• Household income: $182,178
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 586.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 17% Two or more races 15% Asian 6% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Slovak 4% Italian 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 4% 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: ▲ 4.54%
• Current HPI: 403.4219
• Rent YoY: ▲ 3.08%
• 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

-3.5% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $690,000 CRMLS
• 2026-02-20 Listed $715,000 CRMLS
• 2026-02-08 Coming Soon $715,000 CRMLS

Property tax history

+0.9%/yr

Latest (2025): $259 · +1.6% YoY. Source: county tax records.