2528 University Dr · Newport Beach, CA 92660

$1,245,000

2 bd · 2.0 ba · 1,503 sqft · SingleFamily public records · 60 Days on market

Built 1963 1,612 sqft lot $828/sqft · 17% below area Est $1500k · 17% under $717/mo HOA · 13% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Cash flow +3.0/30.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Newport Beach Back-Bay turn-key Condominium, this home offers the best lifestyle for the value in Newport Beach! This immaculate two bedroom two bathroom home is located next to Newport Beach Back-Bay Nature Preserve. Run, bike, bird-watch, do it all right outside your front door. Top-tier Newport Beach schools are close by, as well as John Wayne Airport for those business commutes. A wall of windows in the living area leads to the over-sized entertaining patio, spa, and waterfall. Easily adjust the streaming afternoon sun at the touch of a button with automated custom shades. Pristine living with a custom Italian Stone fireplace and built in custom cabinetry. The kitchen offers the discriminating chef granite counters and cabinets with glass doors to display tableware favorites. The Master retreat enjoys an en-suite bath with skylights and granite shower. The spacious Master closet features custom built-in storage. Designer touches are throughout the home with Venetian plaster and a spiral staircase to the loft. All improvements are permitted. Entertaining is a snap on the the well-appointed patio with the Soft Tub spa and built-in Stainless Steel BBQ, or unwind after a long day on the walking trails with sunsets. Stop by, you will love it!

Key facts

• New tile flooring
• Major transit access
• Scenic back bay

Tags

• SCENIC BACK BAY
• FULLY REMODELED KITCHEN
• NEW TILE FLOORING
• REMODELED GUEST BATHROOM
• LOW-MAINTENANCE BACKYARD
• MAJOR TRANSIT ACCESS

Property features AI

Finance

• Other: Located in the Vista Bahia subdivision; No accessory dwelling unit; Assessor-sourced lot and living area information
• HOA & community: Part of an association (Four Fours); Monthly HOA fee; Community amenities include a pool; Nearby biking and preserve/public land

Exterior

• Parking: 2-car garage; Has parking
• Utilities: Public sewer; District/public water
• Home design: House (attached property with one common wall); Single-story layout; Updated/remodeled condition; Planned Development community; Entry at ground level
• Construction: Composition roof
• Exterior features: Community pool; Lot is level/flat

Interior

• Kitchen: Electric range
• Bedrooms: All bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central furnace heating; Central air conditioning
• Interior features: Built-in cabinetry; Double-pane windows; Loft area
• Laundry & utility: Interior laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $-4k ($-49k/yr) — negative.
• To cash-flow at today's rent, offer at most $527k (57.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $549k (55.9% below list).
• Recommended offer: $527k (57.7% below list) — sets the bar for cash-flow.
• Cap rate 2.4% vs local median 0.6% in Newport 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 76/100 on livability (#101 in CA, #3,645 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, employment A+, commute A; Watch: health & safety C-, cost of living F.
• Newport-Mesa Unified (urban): math 46% / reading 58% proficiency, ranked #106 of 517 in CA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mariners Elementary (math 68%, 524 students, 20% FRL); Horace Ensign Intermediate (math 49%, 915 students, 48% FRL); Newport Harbor High (math 44% / reading 66%, grade C, #249 of 1,170 statewide, top 22%, 2,268 students, 44% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 157 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 41% of the median local income ($160k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $133k of equity ($9k loan paydown + $124k appreciation (10.0% 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 ~$214k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($1.21M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $585k; list at $1.25M implies a 113% 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 $526,873 (57.7% 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 60 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.37%
• Cash-on-cash: -13.99%
• DSCR: 0.38
• GRM: 18.9

CMA / ARV

• ARV (median comp): $1,499,554
• List price: $1,245,000
• Delta: -16.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2620 Riverside Dr	0.18mi	3/2.5 (+1)	1,575 (+5%)	1mo	$2,353,000	$1,494	75
208 Susannah Pl	0.47mi	3/2.0 (+1)	1,485 (-1%)	2mo	$2,450,000	$1,650	69
379 Monte Vista Ave Unit A	0.28mi	3/2.5 (+1)	1,450 (-4%)	11mo	$1,200,000	$828	65
359 Ravello Ln	0.50mi	3/2.0 (+1)	1,444 (-4%)	2mo	$1,530,000	$1,060	64
2435 Marseilles Way	0.45mi	3/2.0 (+1)	1,600 (+6%)	1mo	$1,350,000	$844	63
363 Monte Vista Ave	0.30mi	3/2.0 (+1)	1,574 (+5%)	13mo	$1,150,000	$731	62
286 Carefree	0.31mi	3/2.5 (+1)	1,623 (+8%)	4mo	$1,450,000	$893	62
307 Canoe Pond	0.23mi	3/2.5 (+1)	1,624 (+8%)	10mo	$1,410,000	$868	61
2528 Alder Ln	0.74mi	3/2.5 (+1)	1,495 (-0%)	2mo	$1,450,000	$970	56
2422 Lesparre Way	0.47mi	3/2.5 (+1)	1,574 (+5%)	14mo	$1,305,000	$829	52
2422 Miseno Way	0.47mi	3/3.0 (+1)	1,643 (+9%)	13mo	$1,247,000	$759	43
275 E Wilson St	0.72mi	3/2.0 (+1)	1,676 (+12%)	11mo	$2,090,000	$1,247	33

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

Projected returns pro-forma

10.0% appreciation · 4.11% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 2.22×
• Total profit: $425,307
• Equity at exit: $1,121,595

10-year hold

• IRR: 14.7%
• Equity multiple: 5.21×
• Total profit: $1,469,151
• Equity at exit: $2,418,761

Cash invested: $348,600 (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 92660

• Home prices YoY: 3.4%
• Rents YoY: 4.1%
• Active inventory: 157
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $5,491 high
• Mortgage (P&I): −$6,529
• Tax from tax record: −$638 /mo · $7,661/yr
• Insurance: −$519
• HOA: −$717
• Vacancy / Maint / Mgmt: −$1,153
• Net cashflow: $-4,065

Break-even live

Break-even rent $10,637

Max offer price $526,873

Occupancy floor —

Sensitivity live

Price	-10% $-3,360	-5% $-3,713	+0% $-4,065	+5% $-4,418	+10% $-4,770
Rent	-10% $-4,499	-5% $-4,282	+0% $-4,065	+5% $-3,848	+10% $-3,631
Rate	-1.0pp $-3,438	-0.5pp $-3,749	base $-4,065	+0.5pp $-4,388	+1.0pp $-4,716

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: $311,250
• Closing costs: $37,350
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2522 University Dr Newport Beach, CA	2.0	2.0	1287	$5,500	$4.27	45d	1	0.03mi
2613 Willo Ln Costa Mesa, CA	3.0	3.0	2160	$7,000	$3.24	24d	1	0.13mi
2613 Willo Ln Costa Mesa, CA	3.0	3.0	2160	$7,500	$3.47	45d	1	0.13mi
345 University Dr Unit D2 Costa Mesa, CA	3.0	2.5	1450	$4,200	$2.90	45d	1	0.14mi
335 University Dr Costa Mesa, CA	3.0	2.0	1594	$8,895	$5.58	0d	1	0.17mi
2662 Riverside Dr Costa Mesa, CA	3.0	1.0	1461	$5,750	$3.94	9d	1	0.19mi
20402 Santa Ana Ave #9 Newport Beach, CA	2.0	2.5	1457	$4,500	$3.09	26d	1	0.39mi
2474 Santa Ana Ave Costa Mesa, CA	3.0	2.0	1228	$5,495	$4.47	22d	1	0.39mi
341 Riviera Dr Costa Mesa, CA	3.0	2.5	1573	$5,295	$3.37	45d	1	0.46mi
2558 Orange Ave Apt C Costa Mesa, CA	3.0	2.5	1500	$5,195	$3.46	17d	1	0.47mi
2558 Orange Ave Apt F Costa Mesa, CA	3.0	2.5	1500	$5,195	$3.46	45d	1	0.47mi
2536 Orange Ave Unit F Costa Mesa, CA	3.0	2.5	1100	$4,995	$4.54	24d	1	0.49mi
2536 Orange Ave Costa Mesa, CA	3.0	2.5	1100	$4,995	$4.54	45d	1	0.49mi
2558 Orange Ave Unit G Costa Mesa, CA	3.0	2.5	1500	$5,195	$3.46	5d	1	0.50mi
2682 Pala Mesa Ct Costa Mesa, CA	3.0	2.5	2046	$6,500	$3.18	7d	1	0.62mi
2684 Pala Mesa Ct Costa Mesa, CA	3.0	2.5	1859	$5,200	$2.80	17d	1	0.62mi
2641 Elden Ave Unit A Costa Mesa, CA	3.0	2.0	1193	$4,895	$4.10	6d	1	0.64mi
2476 Elden Ave Apt A Costa Mesa, CA	3.0	2.0	1200	$5,395	$4.50	19d	1	0.68mi
239 Albert Pl Costa Mesa, CA	3.0	2.0	1743	$6,000	$3.44	22d	1	0.93mi
23 Cormorant Cir Newport Beach, CA	3.0	2.5	2105	$6,900	$3.28	45d	1	0.95mi
20092 Bayview Ave Newport Beach, CA	3.0	1.0	1162	$4,950	$4.26	45d	1	0.98mi
2620 Vista del Oro Newport Beach, CA	3.0	2.0	1434	$5,250	$3.66	45d	1	0.99mi
348 22nd St Costa Mesa, CA	3.0	2.0	2103	$6,900	$3.28	45d	1	1.00mi
2330 Vanguard Way Costa Mesa, CA	3.0	2.0	1313	$4,000	$3.05	45d	1	1.02mi
430 Vista Suerte Newport Beach, CA	3.0	2.5	1473	$5,500	$3.73	5d	1	1.06mi
456 Vista Trucha Newport Beach, CA	3.0	2.5	1850	$7,300	$3.95	22d	1	1.15mi
302 Esplanade Newport Beach, CA	3.0	2.0	1600	$12,000	$7.50	19d	1	1.17mi
554 Glorieta Newport Beach, CA	3.0	2.0	1547	$5,900	$3.81	26d	1	1.23mi
2221 Saybrook Ln Costa Mesa, CA	2.0	2.5	1340	$4,295	$3.21	45d	1	1.25mi
2157 Rural Ln Costa Mesa, CA	3.0	2.0	1487	$5,200	$3.50	45d	1	1.32mi
2500 Baypointe Dr Newport Beach, CA	1.0–2.0	1.0–2.0	1015	$4,680	$4.61	0d	1	1.36mi
624 Hilvanar Newport Beach, CA	3.0	2.0	1128	$7,500	$6.65	21d	1	1.36mi
260 Victoria St #5 Costa Mesa, CA	3.0	2.5	1257	$4,200	$3.34	17d	1	1.38mi
2316 Vista Hogar Newport Beach, CA	3.0	2.0	1342	$4,600	$3.43	26d	1	1.38mi
419 Gloucester Dr Costa Mesa, CA	2.0	2.0	1064	$3,100	$2.91	9d	1	1.40mi
292 Joann St Costa Mesa, CA	3.0	2.0	1550	$6,300	$4.06	45d	1	1.43mi
292 Joann St Costa Mesa, CA	3.0	2.0	1550	$6,300	$4.06	9d	1	1.43mi
253 Princeton Dr Costa Mesa, CA	3.0	2.0	1379	$4,650	$3.37	17d	1	1.47mi
321 Avocado St Unit A Costa Mesa, CA	3.0	2.5	1229	$3,650	$2.97	1d	1	1.48mi

HOA detail

• Monthly dues: $717 · $8,604/yr
• Likely covers: water

Listing history 33 events

1. 2026-06-21
   days on market $1,245,000 Active 60 DOM
2. 2026-06-18
   price $1,245,000 Active 57 DOM
3. 2026-06-18
   days on market $1,295,000 Active 57 DOM
4. 2026-06-17
   days on market $1,295,000 Active 56 DOM
5. 2026-06-16
   days on market $1,295,000 Active 55 DOM
6. 2026-06-15
   days on market $1,295,000 Active 54 DOM
7. 2026-06-13
   days on market $1,295,000 Active 52 DOM
8. 2026-06-13
   days on market $1,295,000 Active 51 DOM
9. 2026-06-09
   days on market $1,295,000 Active 48 DOM
10. 2026-06-08
    days on market $1,295,000 Active 47 DOM
11. 2026-06-07
    days on market $1,295,000 Active 46 DOM
12. 2026-06-04
    days on market $1,295,000 Active 43 DOM
13. 2026-06-03
    days on market $1,295,000 Active 42 DOM
14. 2026-06-02
    days on market $1,295,000 Active 41 DOM
15. 2026-06-01
    days on market $1,295,000 Active 40 DOM
16. 2026-05-31
    days on market $1,295,000 Active 39 DOM
17. 2026-04-22
    listed $1,295,000 Active 1371-char remark
18. 2016-01-13
    soldstatus $585,000 Closed Sale 1264-char remark

    Show marketing remark (1264 chars)

    Newport Beach Back-Bay turn-key Condominium, this home offers the best lifestyle for the value in Newport Beach! This immaculate two bedroom two bathroom home is located next to Newport Beach Back-Bay Nature Preserve. Run, bike, bird-watch, do it all right outside your front door. Top-tier Newport Beach schools are close by, as well as John Wayne Airport for those business commutes. A wall of windows in the living area leads to the over-sized entertaining patio, spa, and waterfall. Easily adjust the streaming afternoon sun at the touch of a button with automated custom shades. Pristine living with a custom Italian Stone fireplace and built in custom cabinetry. The kitchen offers the discriminating chef granite counters and cabinets with glass doors to display tableware favorites. The Master retreat enjoys an en-suite bath with skylights and granite shower. The spacious Master closet features custom built-in storage. Designer touches are throughout the home with Venetian plaster and a spiral staircase to the loft. All improvements are permitted. Entertaining is a snap on the the well-appointed patio with the Soft Tub spa and built-in Stainless Steel BBQ, or unwind after a long day on the walking trails with sunsets. Stop by, you will love it!

19. 2016-01-13
    soldstatus $585,000

    Show marketing remark (1264 chars)

    Newport Beach Back-Bay turn-key Condominium, this home offers the best lifestyle for the value in Newport Beach! This immaculate two bedroom two bathroom home is located next to Newport Beach Back-Bay Nature Preserve. Run, bike, bird-watch, do it all right outside your front door. Top-tier Newport Beach schools are close by, as well as John Wayne Airport for those business commutes. A wall of windows in the living area leads to the over-sized entertaining patio, spa, and waterfall. Easily adjust the streaming afternoon sun at the touch of a button with automated custom shades. Pristine living with a custom Italian Stone fireplace and built in custom cabinetry. The kitchen offers the discriminating chef granite counters and cabinets with glass doors to display tableware favorites. The Master retreat enjoys an en-suite bath with skylights and granite shower. The spacious Master closet features custom built-in storage. Designer touches are throughout the home with Venetian plaster and a spiral staircase to the loft. All improvements are permitted. Entertaining is a snap on the the well-appointed patio with the Soft Tub spa and built-in Stainless Steel BBQ, or unwind after a long day on the walking trails with sunsets. Stop by, you will love it!

20. 2015-12-23
    status Pending Sale 1264-char remark

    Show marketing remark (1264 chars)

    Newport Beach Back-Bay turn-key Condominium, this home offers the best lifestyle for the value in Newport Beach! This immaculate two bedroom two bathroom home is located next to Newport Beach Back-Bay Nature Preserve. Run, bike, bird-watch, do it all right outside your front door. Top-tier Newport Beach schools are close by, as well as John Wayne Airport for those business commutes. A wall of windows in the living area leads to the over-sized entertaining patio, spa, and waterfall. Easily adjust the streaming afternoon sun at the touch of a button with automated custom shades. Pristine living with a custom Italian Stone fireplace and built in custom cabinetry. The kitchen offers the discriminating chef granite counters and cabinets with glass doors to display tableware favorites. The Master retreat enjoys an en-suite bath with skylights and granite shower. The spacious Master closet features custom built-in storage. Designer touches are throughout the home with Venetian plaster and a spiral staircase to the loft. All improvements are permitted. Entertaining is a snap on the the well-appointed patio with the Soft Tub spa and built-in Stainless Steel BBQ, or unwind after a long day on the walking trails with sunsets. Stop by, you will love it!

21. 2015-12-05
    historical Active Under Contract 1264-char remark

    Show marketing remark (1264 chars)

    Newport Beach Back-Bay turn-key Condominium, this home offers the best lifestyle for the value in Newport Beach! This immaculate two bedroom two bathroom home is located next to Newport Beach Back-Bay Nature Preserve. Run, bike, bird-watch, do it all right outside your front door. Top-tier Newport Beach schools are close by, as well as John Wayne Airport for those business commutes. A wall of windows in the living area leads to the over-sized entertaining patio, spa, and waterfall. Easily adjust the streaming afternoon sun at the touch of a button with automated custom shades. Pristine living with a custom Italian Stone fireplace and built in custom cabinetry. The kitchen offers the discriminating chef granite counters and cabinets with glass doors to display tableware favorites. The Master retreat enjoys an en-suite bath with skylights and granite shower. The spacious Master closet features custom built-in storage. Designer touches are throughout the home with Venetian plaster and a spiral staircase to the loft. All improvements are permitted. Entertaining is a snap on the the well-appointed patio with the Soft Tub spa and built-in Stainless Steel BBQ, or unwind after a long day on the walking trails with sunsets. Stop by, you will love it!

22. 2015-11-12
    price $599,995 1264-char remark

    Show marketing remark (1264 chars)

    Newport Beach Back-Bay turn-key Condominium, this home offers the best lifestyle for the value in Newport Beach! This immaculate two bedroom two bathroom home is located next to Newport Beach Back-Bay Nature Preserve. Run, bike, bird-watch, do it all right outside your front door. Top-tier Newport Beach schools are close by, as well as John Wayne Airport for those business commutes. A wall of windows in the living area leads to the over-sized entertaining patio, spa, and waterfall. Easily adjust the streaming afternoon sun at the touch of a button with automated custom shades. Pristine living with a custom Italian Stone fireplace and built in custom cabinetry. The kitchen offers the discriminating chef granite counters and cabinets with glass doors to display tableware favorites. The Master retreat enjoys an en-suite bath with skylights and granite shower. The spacious Master closet features custom built-in storage. Designer touches are throughout the home with Venetian plaster and a spiral staircase to the loft. All improvements are permitted. Entertaining is a snap on the the well-appointed patio with the Soft Tub spa and built-in Stainless Steel BBQ, or unwind after a long day on the walking trails with sunsets. Stop by, you will love it!

23. 2015-10-22
    price $629,000 1264-char remark

    Show marketing remark (1264 chars)

    Newport Beach Back-Bay turn-key Condominium, this home offers the best lifestyle for the value in Newport Beach! This immaculate two bedroom two bathroom home is located next to Newport Beach Back-Bay Nature Preserve. Run, bike, bird-watch, do it all right outside your front door. Top-tier Newport Beach schools are close by, as well as John Wayne Airport for those business commutes. A wall of windows in the living area leads to the over-sized entertaining patio, spa, and waterfall. Easily adjust the streaming afternoon sun at the touch of a button with automated custom shades. Pristine living with a custom Italian Stone fireplace and built in custom cabinetry. The kitchen offers the discriminating chef granite counters and cabinets with glass doors to display tableware favorites. The Master retreat enjoys an en-suite bath with skylights and granite shower. The spacious Master closet features custom built-in storage. Designer touches are throughout the home with Venetian plaster and a spiral staircase to the loft. All improvements are permitted. Entertaining is a snap on the the well-appointed patio with the Soft Tub spa and built-in Stainless Steel BBQ, or unwind after a long day on the walking trails with sunsets. Stop by, you will love it!

24. 2015-09-22
    status Active 1264-char remark

    Show marketing remark (1264 chars)

    Newport Beach Back-Bay turn-key Condominium, this home offers the best lifestyle for the value in Newport Beach! This immaculate two bedroom two bathroom home is located next to Newport Beach Back-Bay Nature Preserve. Run, bike, bird-watch, do it all right outside your front door. Top-tier Newport Beach schools are close by, as well as John Wayne Airport for those business commutes. A wall of windows in the living area leads to the over-sized entertaining patio, spa, and waterfall. Easily adjust the streaming afternoon sun at the touch of a button with automated custom shades. Pristine living with a custom Italian Stone fireplace and built in custom cabinetry. The kitchen offers the discriminating chef granite counters and cabinets with glass doors to display tableware favorites. The Master retreat enjoys an en-suite bath with skylights and granite shower. The spacious Master closet features custom built-in storage. Designer touches are throughout the home with Venetian plaster and a spiral staircase to the loft. All improvements are permitted. Entertaining is a snap on the the well-appointed patio with the Soft Tub spa and built-in Stainless Steel BBQ, or unwind after a long day on the walking trails with sunsets. Stop by, you will love it!

25. 2015-09-21
    historical 1264-char remark

    Show marketing remark (1264 chars)

    Newport Beach Back-Bay turn-key Condominium, this home offers the best lifestyle for the value in Newport Beach! This immaculate two bedroom two bathroom home is located next to Newport Beach Back-Bay Nature Preserve. Run, bike, bird-watch, do it all right outside your front door. Top-tier Newport Beach schools are close by, as well as John Wayne Airport for those business commutes. A wall of windows in the living area leads to the over-sized entertaining patio, spa, and waterfall. Easily adjust the streaming afternoon sun at the touch of a button with automated custom shades. Pristine living with a custom Italian Stone fireplace and built in custom cabinetry. The kitchen offers the discriminating chef granite counters and cabinets with glass doors to display tableware favorites. The Master retreat enjoys an en-suite bath with skylights and granite shower. The spacious Master closet features custom built-in storage. Designer touches are throughout the home with Venetian plaster and a spiral staircase to the loft. All improvements are permitted. Entertaining is a snap on the the well-appointed patio with the Soft Tub spa and built-in Stainless Steel BBQ, or unwind after a long day on the walking trails with sunsets. Stop by, you will love it!

26. 2015-09-11
    price $649,000 1264-char remark

    Show marketing remark (1264 chars)

    Newport Beach Back-Bay turn-key Condominium, this home offers the best lifestyle for the value in Newport Beach! This immaculate two bedroom two bathroom home is located next to Newport Beach Back-Bay Nature Preserve. Run, bike, bird-watch, do it all right outside your front door. Top-tier Newport Beach schools are close by, as well as John Wayne Airport for those business commutes. A wall of windows in the living area leads to the over-sized entertaining patio, spa, and waterfall. Easily adjust the streaming afternoon sun at the touch of a button with automated custom shades. Pristine living with a custom Italian Stone fireplace and built in custom cabinetry. The kitchen offers the discriminating chef granite counters and cabinets with glass doors to display tableware favorites. The Master retreat enjoys an en-suite bath with skylights and granite shower. The spacious Master closet features custom built-in storage. Designer touches are throughout the home with Venetian plaster and a spiral staircase to the loft. All improvements are permitted. Entertaining is a snap on the the well-appointed patio with the Soft Tub spa and built-in Stainless Steel BBQ, or unwind after a long day on the walking trails with sunsets. Stop by, you will love it!

27. 2015-08-29
    price $665,000 1264-char remark

    Show marketing remark (1264 chars)

    Newport Beach Back-Bay turn-key Condominium, this home offers the best lifestyle for the value in Newport Beach! This immaculate two bedroom two bathroom home is located next to Newport Beach Back-Bay Nature Preserve. Run, bike, bird-watch, do it all right outside your front door. Top-tier Newport Beach schools are close by, as well as John Wayne Airport for those business commutes. A wall of windows in the living area leads to the over-sized entertaining patio, spa, and waterfall. Easily adjust the streaming afternoon sun at the touch of a button with automated custom shades. Pristine living with a custom Italian Stone fireplace and built in custom cabinetry. The kitchen offers the discriminating chef granite counters and cabinets with glass doors to display tableware favorites. The Master retreat enjoys an en-suite bath with skylights and granite shower. The spacious Master closet features custom built-in storage. Designer touches are throughout the home with Venetian plaster and a spiral staircase to the loft. All improvements are permitted. Entertaining is a snap on the the well-appointed patio with the Soft Tub spa and built-in Stainless Steel BBQ, or unwind after a long day on the walking trails with sunsets. Stop by, you will love it!

28. 2015-07-31
    listed $675,000 Active 1264-char remark

    Show marketing remark (1264 chars)

    Newport Beach Back-Bay turn-key Condominium, this home offers the best lifestyle for the value in Newport Beach! This immaculate two bedroom two bathroom home is located next to Newport Beach Back-Bay Nature Preserve. Run, bike, bird-watch, do it all right outside your front door. Top-tier Newport Beach schools are close by, as well as John Wayne Airport for those business commutes. A wall of windows in the living area leads to the over-sized entertaining patio, spa, and waterfall. Easily adjust the streaming afternoon sun at the touch of a button with automated custom shades. Pristine living with a custom Italian Stone fireplace and built in custom cabinetry. The kitchen offers the discriminating chef granite counters and cabinets with glass doors to display tableware favorites. The Master retreat enjoys an en-suite bath with skylights and granite shower. The spacious Master closet features custom built-in storage. Designer touches are throughout the home with Venetian plaster and a spiral staircase to the loft. All improvements are permitted. Entertaining is a snap on the the well-appointed patio with the Soft Tub spa and built-in Stainless Steel BBQ, or unwind after a long day on the walking trails with sunsets. Stop by, you will love it!

29. 2015-07-30
    historical
30. 2015-07-30
    listed $675,000 Active
31. 1997-01-28
    soldstatus $160,000
32. 1990-01-09
    soldstatus $181,810
33. 1980-12-18
    soldstatus $125,000

ⓘ 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: $7,661 · $638/mo
• Projected year-2 tax: $9,462 · $788/mo
• Expected delta: +$1,801/yr (+$150/mo · 23.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥88°F today · 22 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: $65,892
• − Mortgage interest: −$69,739
• − Property taxes: −$7,661
• − Insurance: −$6,225
• − Repairs & maintenance: −$5,271
• − Management: −$5,271
• − HOA: −$8,604
• − Depreciation: −$36,218
• Taxable loss: −$73,098
• Est. tax savings @ 24.0%: +$17,543
• After-tax cash flow: $-31,238/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: Newport-Mesa Unified
• NCES district ID: 0627240
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $83,922
• Composite: 47.64/100
• National rank: #2248
• State rank: #106 of 517 in CA

Livability — Newport Beach

• Score: 76/100
• State rank: #101
• US rank: #3645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport Beach, CA
• County: Orange County · 3,096,323 people
• City population: 83,845
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 34,890
• Household income: $159,564
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 2633.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 10% Hispanic / Latino 10% Asian 9% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 3%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Spanish 5% Other Indo-European 5% Chinese 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: ▲ 17.65%
• Current HPI: 537.8751
• Rent YoY: ▲ 4.11%
• 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

+896.0% since first listed

18 events — show timeline

• 2026-06-18 Price Changed $1,245,000 CRMLS
• 2026-04-22 Listed $1,295,000 CRMLS
• 2016-01-13 Sold (Public Records) $585,000 Public Records
• 2016-01-13 Sold (MLS) $585,000 CRMLS
• 2015-12-23 Pending — CRMLS
• 2015-12-05 Contingent — CRMLS
• 2015-11-12 Price Changed $599,995 CRMLS
• 2015-10-22 Price Changed $629,000 CRMLS
• 2015-09-22 Relisted — CRMLS
• 2015-09-21 Listing Removed — CRMLS
• 2015-09-11 Price Changed $649,000 CRMLS
• 2015-08-29 Price Changed $665,000 CRMLS
• 2015-07-31 Listed $675,000 CRMLS
• 2015-07-30 Listing Removed — CRMLS
• 2015-07-30 Listed $675,000 CRMLS
• 1997-01-28 Sold (Public Records) $160,000 Public Records
• 1990-01-09 Sold (Public Records) $181,810 Public Records
• 1980-12-18 Sold (Public Records) $125,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $7,661 · +1.7% YoY. Source: county tax records.