20 Peartree Ln #25 · Rolling Hills Estates, CA 90274

$998,000

3 bd · 3.0 ba · 2,028 sqft · Condo public records · 101 Days on market

Built 1978 $492/sqft · 18% below area Est $1222k · 18% under $727/mo HOA · 12% of rent ↓ 19% since listing

---

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 +15.0/15.0
• Schools +7.1/10.0
• Cash flow +5.6/30.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Price Improvement! Experience resort style living in this townhouse featuring ocean views, located in the prestigious gated community of Rolling Hills Park Villas. This two-story, 3-bedroom, 2.5-bath residence offers 2,028 sq ft of well-designed living space and lives like a single-family home. Ocean views can be enjoyed from the living room, dining area, and all bedrooms. Step out to a large private patio perfect for outdoor dining or relaxing while soaking in the serene surroundings. Inside, the home offers a versatile and well-proportioned layout with exciting potential for upgrades and personalization. Whether you're looking to move in as-is or transform it into your dream coastal retreat, the opportunity is yours. The primary suite offers a bathtub and separate shower for added comfort. The home also features generous storage, a two-car direct access garage, and an efficient floor plan designed for both everyday living and effortless entertaining. Residents of Rolling Hills Park Villas enjoy an array of community amenities, including a sparkling pool, spa, tennis courts, children's playground, and access to nearby equestrian and hiking trails. Located within the award-winning Palos Verdes Peninsula Unified School District and just minutes from golf courses, shopping, and scenic parks, this home is a rare find that blends location, space, and lifestyle. Don’t miss this opportunity to enjoy the very best of coastal living in one of the South Bay’s most desirable communities. * * * This property is located on very close to landslide area which happened on July 2023 * * *

Key facts

• Community amenities
• Tennis courts
• Large private patio

Tags

• LARGE PRIVATE PATIO
• COMMUNITY AMENITIES
• TENNIS COURTS
• CHILDREN'S PLAYGROUND
• EQUESTRIAN TRAILS
• HIKING TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $998k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $630k (36.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $589k (41.0% below list).
• Recommended offer: $589k (41.0% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 1.8% in Rolling Hills Estates — 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 75/100 on livability (#122 in CA, #4,273 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, commute A-; Watch: cost of living F, health & safety F.
• Palos Verdes Peninsula Unified (suburban): math 72% / reading 76% proficiency, ranked #51 of 1,400 in CA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Cornerstone At Pedregal Elementary (433 students, 6% FRL); Ridgecrest Intermediate (890 students, 10% FRL); Palos Verdes Peninsula High (2,290 students, 9% FRL).
• Market conditions: Rents rising (+1.8%/yr); 130 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 33% of the median local income ($216k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($7k loan paydown + $511 appreciation (0.1% local appreciation)).
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 7, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($908k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $589,173 (41.0% 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 101 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — 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: 0.59% ✗
• Cap rate: 3.79%
• Cash-on-cash: -8.95%
• DSCR: 0.60
• GRM: 14.1

CMA / ARV

• ARV (median comp): $1,221,591
• List price: $998,000
• Delta: -18.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.05% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.40×
• Total profit: $-166,616
• Equity at exit: $292,346

10-year hold

• IRR: -7.2%
• Equity multiple: 0.25×
• Total profit: $-210,920
• Equity at exit: $353,461

Cash invested: $279,440 (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 90274

• Home prices YoY: 0.0%
• Rents YoY: 1.8%
• Active inventory: 130
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $5,892 high
• Mortgage (P&I): −$5,234
• Tax from tax record: −$361 /mo · $4,333/yr
• Insurance: −$416
• HOA: −$727
• Vacancy / Maint / Mgmt: −$1,237
• Net cashflow: $-2,083

Break-even live

Break-even rent $8,529

Max offer price $630,020

Occupancy floor —

Sensitivity live

Price	-10% $-1,518	-5% $-1,801	+0% $-2,083	+5% $-2,366	+10% $-2,648
Rent	-10% $-2,548	-5% $-2,316	+0% $-2,083	+5% $-1,850	+10% $-1,618
Rate	-1.0pp $-1,580	-0.5pp $-1,829	base $-2,083	+0.5pp $-2,342	+1.0pp $-2,605

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: $249,500
• Closing costs: $29,940
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29600 Island View Dr #106 Rancho Palos Verdes, CA	2.0	2.0	1553	$4,250	$2.74	22d	1	0.15mi
106 Cresta Verde Dr Rolling Hills Estates, CA	3.0	3.0	1992	$5,950	$2.99	24d	1	0.28mi
30000 Cachan Pl Rancho Palos Verdes, CA	4.0	2.0	2704	$6,850	$2.53	26d	1	0.34mi
6231 Lochvale Dr Rancho Palos Verdes, CA	4.0	2.0	2217	$7,500	$3.38	45d	1	0.71mi
27914 Ridgebluff Ct Rancho Palos Verdes, CA	3.0	2.5	1478	$4,600	$3.11	8d	1	0.96mi
28003 Ridgebrook Ct Rancho Palos Verdes, CA	3.0	3.0	1566	$4,300	$2.75	18d	1	0.97mi
99 Hilltop Cir Rancho Palos Verdes, CA	2.0	2.0	1834	$6,000	$3.27	45d	1	0.98mi
7002 Willowtree Dr Rancho Palos Verdes, CA	3.0	2.0	2035	$5,195	$2.55	45d	1	0.99mi
5762 Ravenspur Dr Rancho Palos Verdes, CA	2.0	2.0	1300	$2,988	$2.30	14d	2	1.06mi
27665 Longhill Dr Rancho Palos Verdes, CA	3.0	2.0	1442	$6,100	$4.23	19d	1	1.26mi
825 Tyburn Rd Palos Verdes Estates, CA	3.0	2.5	2003	$8,500	$4.24	6d	1	1.37mi
32653 Seagate Dr Unit B Rancho Palos Verdes, CA	2.0	2.0	1433	$3,950	$2.76	26d	1	1.40mi
7012 Beechfield Dr Rancho Palos Verdes, CA	4.0	2.0	1816	$5,900	$3.25	45d	1	1.41mi
32679 Seagate Dr #201 Rancho Palos Verdes, CA	2.0	2.0	1736	$4,700	$2.71	45d	1	1.44mi
2548 Via Carrillo Palos Verdes Estates, CA	3.0	2.0	1777	$6,890	$3.88	9d	1	1.46mi
32709 Seagate Dr Unit 307 G Rancho Palos Verdes, CA	2.0	2.0	1506	$4,900	$3.25	26d	1	1.50mi

HOA detail condo

• Monthly dues: $727 · $8,724/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $998,000 Active 101 DOM
2. 2026-06-18
   days on market $998,000 Active 98 DOM
3. 2026-06-17
   days on market $998,000 Active 97 DOM
4. 2026-06-16
   days on market $998,000 Active 96 DOM
5. 2026-06-15
   days on market $998,000 Active 95 DOM
6. 2026-06-13
   days on market $998,000 Active 93 DOM
7. 2026-06-13
   days on market $998,000 Active 92 DOM
8. 2026-06-09
   days on market $998,000 Active 89 DOM
9. 2026-06-08
   days on market $998,000 Active 88 DOM
10. 2026-06-07
    days on market $998,000 Active 87 DOM
11. 2026-06-04
    days on market $998,000 Active 84 DOM
12. 2026-06-03
    days on market $998,000 Active 83 DOM
13. 2026-06-02
    days on market $998,000 Active 82 DOM
14. 2026-06-01
    days on market $998,000 Active 81 DOM
15. 2026-05-31
    days on market $998,000 Active 80 DOM
16. 2026-03-19
    price $998,000 1616-char remark

    Show marketing remark (1616 chars)

    Price Improvement! Experience resort style living in this townhouse featuring ocean views, located in the prestigious gated community of Rolling Hills Park Villas. This two-story, 3-bedroom, 2.5-bath residence offers 2,028 sq ft of well-designed living space and lives like a single-family home. Ocean views can be enjoyed from the living room, dining area, and all bedrooms. Step out to a large private patio perfect for outdoor dining or relaxing while soaking in the serene surroundings. Inside, the home offers a versatile and well-proportioned layout with exciting potential for upgrades and personalization. Whether you're looking to move in as-is or transform it into your dream coastal retreat, the opportunity is yours. The primary suite offers a bathtub and separate shower for added comfort. The home also features generous storage, a two-car direct access garage, and an efficient floor plan designed for both everyday living and effortless entertaining. Residents of Rolling Hills Park Villas enjoy an array of community amenities, including a sparkling pool, spa, tennis courts, children's playground, and access to nearby equestrian and hiking trails. Located within the award-winning Palos Verdes Peninsula Unified School District and just minutes from golf courses, shopping, and scenic parks, this home is a rare find that blends location, space, and lifestyle. Don’t miss this opportunity to enjoy the very best of coastal living in one of the South Bay’s most desirable communities. * * * This property is located on very close to landslide area which happened on July 2023 * * *

17. 2026-03-12
    listed $1,230,000 Active 1616-char remark

    Show marketing remark (1616 chars)

    Price Improvement! Experience resort style living in this townhouse featuring ocean views, located in the prestigious gated community of Rolling Hills Park Villas. This two-story, 3-bedroom, 2.5-bath residence offers 2,028 sq ft of well-designed living space and lives like a single-family home. Ocean views can be enjoyed from the living room, dining area, and all bedrooms. Step out to a large private patio perfect for outdoor dining or relaxing while soaking in the serene surroundings. Inside, the home offers a versatile and well-proportioned layout with exciting potential for upgrades and personalization. Whether you're looking to move in as-is or transform it into your dream coastal retreat, the opportunity is yours. The primary suite offers a bathtub and separate shower for added comfort. The home also features generous storage, a two-car direct access garage, and an efficient floor plan designed for both everyday living and effortless entertaining. Residents of Rolling Hills Park Villas enjoy an array of community amenities, including a sparkling pool, spa, tennis courts, children's playground, and access to nearby equestrian and hiking trails. Located within the award-winning Palos Verdes Peninsula Unified School District and just minutes from golf courses, shopping, and scenic parks, this home is a rare find that blends location, space, and lifestyle. Don’t miss this opportunity to enjoy the very best of coastal living in one of the South Bay’s most desirable communities. * * * This property is located on very close to landslide area which happened on July 2023 * * *

ⓘ 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: $4,333 · $361/mo
• Projected year-2 tax: $7,585 · $632/mo
• Expected delta: +$3,252/yr (+$271/mo · 75.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,701
• − Mortgage interest: −$55,904
• − Property taxes: −$4,333
• − Insurance: −$4,990
• − Repairs & maintenance: −$5,656
• − Management: −$5,656
• − HOA: −$8,724
• − Depreciation: −$29,033
• Taxable loss: −$43,594
• Est. tax savings @ 24.0%: +$10,463
• After-tax cash flow: $-14,534/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: Palos Verdes Peninsula Unified
• NCES district ID: 0629700
• Math proficiency: 72% ▲ 1.00%
• Reading proficiency: 76% ▼ -1.00%
• Median HH income: $130,734
• Composite: 71.42/100
• National rank: #460
• State rank: #51 of 1400 in CA

Livability — Rolling Hills Estates

• Score: 75/100
• State rank: #122
• US rank: #4273

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rolling Hills Estates, CA
• County: Los Angeles County · 9,444,647 people
• City population: 25,059
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 25,059
• Household income: $215,925
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 300.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Asian 24% Two or more races 9% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 22% · China, South Korea, Canada
• Languages at home: 73% English-only · Chinese 8% Other Asian/Pacific 5% Other Indo-European 4%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.05%
• Current HPI: 331.1402
• Rent YoY: ▲ 1.78%
• 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

-18.9% since first listed

2 events — show timeline

• 2026-03-19 Price Changed $998,000 CRMLS
• 2026-03-12 Listed $1,230,000 CRMLS

Property tax history

+2.4%/yr

Latest (2025): $4,333 · +12.3% YoY. Source: county tax records.