259 Mayflower Dr · Newport Beach, CA 92660

$559,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 235 Days on market

Built 2014 $529/sqft · 42% above area Est $392k · 42% over

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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).

• Cash flow +15.7/30.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• Schools +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome home to a beautiful turnkey 2 bedroom/2 bath cottage well located in Bayside Village in the heart of Newport Beach. Step up to the front porch and door which leads you inside to the great room with turnkey kitchen, dining area, living space boasting high ceilings and lots of light from numerous windows. You can step outside to the private patio yard or walk down the hall to the bedrooms, bathrooms and laundry room. The master suite has lots of space & walk in closet, custom bathroom with built in cabinets. There is a light and bright second bedroom and bathroom. The laundry room has built in storage and doorway to carport. Living area has lots of windows and open kitchen with lots of cabinets, stainless appliances and an island. Enjoy privacy in the fenced patio yard. The carport has a lockable shed for your storage items. Property has no one behind for additional privacy. Just a short stroll away is the pool/jacuzzi/clubhouse/fitness room/shuffleboard court/barbeque/and picnic area and a also nearby is Back Bay, marina, north clubhouse, private beach, dog park and an additional bayfront pool/jacuzzi. This is resort style living! UNDERMARKET LAND LEASE at $3024 monthly includes water, trash, sewer and numerous community amenities. Come live the Newport Beach lifestyle at a fraction of the cost of surrounding neighborhoods.

Key facts

• Built in storage
• Turnkey kitchen
• Lockable shed

Tags

• TURNKEY KITCHEN
• PRIVATE PATIO YARD
• CUSTOM BATHROOM
• BUILT IN STORAGE
• FENCED PATIO YARD
• LOCKABLE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $559k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $520k (7.1% below list).
• Recommended offer: $492k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: schools A+, amenities A+, employment 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.
• Market conditions: Rents rising fast (+4.1%/yr); 154 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 39% 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 $60k of equity ($4k loan paydown + $56k appreciation (10.0% local appreciation)).
• Orange County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 4.1% rent growth), your $157k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$96k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $450k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $491,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $392,344
• List price: $559,000
• Delta: 42.48%
• 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
265 Mayflower	0.01mi	2/2.0	1,100 (+4%)	0mo	$370,000	$336	92
205 Tremont Dr	0.13mi	3/2.0 (+1)	1,078 (+2%)	6mo	$649,000	$602	80
208 Tremont Dr	0.11mi	2/2.0	1,040 (-2%)	16mo	$465,000	$447	79
24 Saratoga #24	0.18mi	2/2.0	1,100 (+4%)	9mo	$850,000	$773	77
312 Concord Ln	0.07mi	2/2.0	1,000 (-5%)	14mo	$350,000	$350	76
237 Plymouth Ave	0.08mi	3/2.0 (+1)	1,152 (+9%)	1mo	$630,000	$547	75
298 Lexington Cir	0.04mi	2/2.0	1,200 (+14%)	6mo	$439,000	$366	71
292 Mayflower Dr	0.05mi	2/2.0	1,152 (+9%)	15mo	$415,000	$360	70
129 Liberty	0.15mi	2/2.0	1,140 (+8%)	12mo	$539,000	$473	70
77 Yorktown	0.19mi	2/1.0	1,150 (+9%)	5mo	$369,999	$322	68
122 Yorktown Dr	0.09mi	2/2.0	1,150 (+9%)	16mo	$475,000	$413	68
4 Saratoga	0.21mi	2/2.0	1,200 (+14%)	3mo	$1,000,000	$833	65

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: 26.0%
• Equity multiple: 3.08×
• Total profit: $325,772
• Equity at exit: $503,591

10-year hold

• IRR: 23.1%
• Equity multiple: 7.13×
• Total profit: $959,861
• Equity at exit: $1,086,014

Cash invested: $156,520 (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: 154
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $5,196 high
• Mortgage (P&I): −$2,931
• Tax est. 1.5%: −$699 /mo · $8,385/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,091
• Net cashflow: $241

Break-even live

Break-even rent $4,890

Max offer price $559,000

Occupancy floor 90%

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: $139,750
• Closing costs: $16,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
94 Yorktown Newport Beach, CA	2.0	2.0	1029	$4,250	$4.13	13d	1	0.11mi
200 Promontory Dr W Newport Beach, CA	1.0–2.0	1.0–2.0	1187	$5,385	$4.54	1d	25	0.29mi
26 Villa Point Dr Newport Beach, CA	2.0	2.0	1410	$5,000	$3.55	43d	1	0.59mi
212 Garnet Ave Newport Beach, CA	2.0	2.0	791	$5,900	$7.46	43d	1	0.63mi
113 Emerald Ave Newport Beach, CA	3.0	2.0	1200	$8,000	$6.67	43d	1	0.66mi
314 Ruby Ave Newport Beach, CA	3.0	2.0	1500	$8,000	$5.33	43d	1	0.67mi
216 Agate Ave Unit 1/2 Newport Beach, CA	1.0	1.0	767	$4,000	$5.22	43d	1	0.68mi
1009 N Bay Front Newport Beach, CA	3.0	2.0	1200	$12,000	$10.00	24d	1	0.68mi
120 Garnet Ave Newport Beach, CA	2.0	1.0	850	$5,150	$6.06	43d	1	0.68mi
320 Sapphire Ave Newport Beach, CA	2.0	2.0	1000	$4,200	$4.20	2d	1	0.68mi
308 Coral Ave Newport Beach, CA	3.0	2.0	1390	$12,000	$8.63	43d	1	0.73mi
1063 Dover Dr Newport Beach, CA	2.0	2.5	1152	$4,900	$4.25	43d	1	0.74mi
216 Collins Ave Newport Beach, CA	3.0	2.0	1200	$8,000	$6.67	43d	1	0.74mi
232 Villa Point Dr Newport Beach, CA	1.0	1.0	851	$4,350	$5.11	24d	1	0.75mi
320 Villa Point Dr Newport Beach, CA	2.0	2.0	1307	$6,500	$4.97	43d	1	0.75mi
208 Villa Point Dr Newport Beach, CA	1.0	1.0	774	$3,490	$4.51	43d	1	0.75mi
122 Opal Ave Unit 2 Newport Beach, CA	2.0	1.0	700	$4,750	$6.79	18d	1	0.78mi
1728 Bedford Ln Newport Beach, CA	1.0–2.0	1.0–2.0	954	$3,795	$3.98	1d	2	0.85mi
203 Amethyst Ave Newport Beach, CA	3.0	3.0	1186	$6,500	$5.48	43d	1	0.85mi
1510 Abalone Pl Newport Beach, CA	1.0	1.0	750	$3,500	$4.67	43d	1	0.85mi
222 Marine Ave Unit C Newport Beach, CA	2.0	2.0	1300	$5,800	$4.46	43d	1	0.86mi
207 E Edgewater Ave Newport Beach, CA	2.0	2.0	950	$9,000	$9.47	20d	1	0.87mi
310 Fernando St #105 Newport Beach, CA	2.0	2.0	1325	$4,700	$3.55	2d	1	0.89mi
310 Fernando St Newport Beach, OS	2.0	2.0	1331	$5,198	$3.90	43d	3	0.90mi
312 Saint Andrews Rd Unit B Newport Beach, CA	2.0	1.0	1000	$4,850	$4.85	43d	1	0.93mi
114 Onyx Ave Newport Beach, CA	3.0	2.0	1050	$6,750	$6.43	43d	1	0.93mi
533 Saint Andrews Rd Newport Beach, CA	2.0	1.0	980	$3,800	$3.88	2d	1	0.94mi
1400 Haven Pl Unit 533 Newport Beach, CA	2.0	1.0	980	$3,800	$3.88	2d	1	0.95mi
307 Anade Ave Newport Beach, CA	2.0	2.0	1100	$4,750	$4.32	43d	1	0.95mi
880 Irvine Ave Newport Beach, CA	2.0	1.0–2.0	704	$3,179	$4.51	1d	99	0.96mi
206 Adams St #1 Newport Beach, CA	3.0	3.0	1065	$9,000	$8.45	3d	1	0.98mi
2101 E 15th St #8 Newport Beach, CA	2.0	1.5	1025	$4,350	$4.24	43d	1	1.01mi
116 Jade Ave Newport Beach, CA	2.0	1.5	1144	$7,000	$6.12	43d	1	1.05mi
618 W Balboa Blvd Newport Beach, CA	2.0	1.0	780	$4,195	$5.38	43d	1	1.05mi
5100 Colony Plz Newport Beach, CA	1.0–2.0	1.0–2.0	1316	$6,260	$4.76	2d	10	1.10mi
913 W Balboa Blvd Unit C Newport Beach, CA	3.0	3.0	1423	$8,500	$5.97	7d	1	1.18mi
913 W Balboa Blvd Newport Beach, CA	3.0	3.0	1423	$8,500	$5.97	16d	1	1.18mi
1 Park Newport Newport Beach, CA	3.0	1.0–2.5	1013	$4,188	$4.13	1d	116	1.19mi
1114 W Balboa Blvd Unit 1114 Newport Beach, CA	2.0	1.0	800	$3,850	$4.81	24d	1	1.24mi
1581 Tustin Ave Costa Mesa, CA	2.0	2.0	1100	$5,400	$4.91	18d	1	1.25mi

Listing history 24 events

1. 2026-06-18
   days on market $559,000 Active 235 DOM
2. 2026-06-17
   days on market $559,000 Active 234 DOM
3. 2026-06-16
   days on market $559,000 Active 233 DOM
4. 2026-06-15
   days on market $559,000 Active 232 DOM
5. 2026-06-13
   days on market $559,000 Active 230 DOM
6. 2026-06-13
   days on market $559,000 Active 229 DOM
7. 2026-06-09
   days on market $559,000 Active 226 DOM
8. 2026-06-08
   days on market $559,000 Active 225 DOM
9. 2026-06-07
   days on market $559,000 Active 224 DOM
10. 2026-06-04
    days on market $559,000 Active 221 DOM
11. 2026-06-03
    days on market $559,000 Active 220 DOM
12. 2026-06-02
    days on market $559,000 Active 219 DOM
13. 2026-06-01
    days on market $559,000 Active 218 DOM
14. 2026-05-31
    days on market $559,000 Active 217 DOM
15. 2025-10-26
    listed $559,000 Active 1359-char remark

    Show marketing remark (1359 chars)

    Welcome home to a beautiful turnkey 2 bedroom/2 bath cottage well located in Bayside Village in the heart of Newport Beach. Step up to the front porch and door which leads you inside to the great room with turnkey kitchen, dining area, living space boasting high ceilings and lots of light from numerous windows. You can step outside to the private patio yard or walk down the hall to the bedrooms, bathrooms and laundry room. The master suite has lots of space & walk in closet, custom bathroom with built in cabinets. There is a light and bright second bedroom and bathroom. The laundry room has built in storage and doorway to carport. Living area has lots of windows and open kitchen with lots of cabinets, stainless appliances and an island. Enjoy privacy in the fenced patio yard. The carport has a lockable shed for your storage items. Property has no one behind for additional privacy. Just a short stroll away is the pool/jacuzzi/clubhouse/fitness room/shuffleboard court/barbeque/and picnic area and a also nearby is Back Bay, marina, north clubhouse, private beach, dog park and an additional bayfront pool/jacuzzi. This is resort style living! UNDERMARKET LAND LEASE at $3024 monthly includes water, trash, sewer and numerous community amenities. Come live the Newport Beach lifestyle at a fraction of the cost of surrounding neighborhoods.

16. 2025-03-05
    soldstatus $450,000 Closed Sale 1444-char remark

    Show marketing remark (1444 chars)

    Enjoy your coastal retreat conveniently located within the water front community of Bayside Village. This single level 2 bedroom 2 bath home is a sweet reminder of how easy it is to enjoy the many amenities surrounding you both within this enclave and all other areas in the heart of Newport Beach. Built in 2014, your cottage has a very private side yard/patio area with mature plantings and shady spots to lounge, dine or relax with a great book! Spacious windows throughout compliment the high ceilings and open floor plan. Updated kitchen with center island creates an easy entertaining area that flows perfectly into your living and dining spaces! Enjoy the roomy primary ensuite with large walk in closet and a full bath with ample cabinets and storage. Your secondary bedroom has a custom closet and easy access to hall full bath. Carport parking with separate large storage shed perfect for bikes, boards and sports gear. (Guest parking also available. ) Inside laundry room features a stack washer/dryer and more storage. The community features pools and jacuzzi, bay front clubhouse, work out room, BBQ and picnic area, pet park, private beach, fire pit and guest parking. Walk, bike or kayak to all of your favorite restaurants and shops. Discover how easy it is to have that beach home. .. in this one of a kind neighborhood! Land Lease includes water, trash, and sewer. Assume current land lease from Seller, at a lower rate!!

17. 2025-02-21
    status Pending Sale 1444-char remark

    Show marketing remark (1444 chars)

    Enjoy your coastal retreat conveniently located within the water front community of Bayside Village. This single level 2 bedroom 2 bath home is a sweet reminder of how easy it is to enjoy the many amenities surrounding you both within this enclave and all other areas in the heart of Newport Beach. Built in 2014, your cottage has a very private side yard/patio area with mature plantings and shady spots to lounge, dine or relax with a great book! Spacious windows throughout compliment the high ceilings and open floor plan. Updated kitchen with center island creates an easy entertaining area that flows perfectly into your living and dining spaces! Enjoy the roomy primary ensuite with large walk in closet and a full bath with ample cabinets and storage. Your secondary bedroom has a custom closet and easy access to hall full bath. Carport parking with separate large storage shed perfect for bikes, boards and sports gear. (Guest parking also available. ) Inside laundry room features a stack washer/dryer and more storage. The community features pools and jacuzzi, bay front clubhouse, work out room, BBQ and picnic area, pet park, private beach, fire pit and guest parking. Walk, bike or kayak to all of your favorite restaurants and shops. Discover how easy it is to have that beach home. .. in this one of a kind neighborhood! Land Lease includes water, trash, and sewer. Assume current land lease from Seller, at a lower rate!!

18. 2025-02-07
    historical Active Under Contract 1444-char remark

    Show marketing remark (1444 chars)

    Enjoy your coastal retreat conveniently located within the water front community of Bayside Village. This single level 2 bedroom 2 bath home is a sweet reminder of how easy it is to enjoy the many amenities surrounding you both within this enclave and all other areas in the heart of Newport Beach. Built in 2014, your cottage has a very private side yard/patio area with mature plantings and shady spots to lounge, dine or relax with a great book! Spacious windows throughout compliment the high ceilings and open floor plan. Updated kitchen with center island creates an easy entertaining area that flows perfectly into your living and dining spaces! Enjoy the roomy primary ensuite with large walk in closet and a full bath with ample cabinets and storage. Your secondary bedroom has a custom closet and easy access to hall full bath. Carport parking with separate large storage shed perfect for bikes, boards and sports gear. (Guest parking also available. ) Inside laundry room features a stack washer/dryer and more storage. The community features pools and jacuzzi, bay front clubhouse, work out room, BBQ and picnic area, pet park, private beach, fire pit and guest parking. Walk, bike or kayak to all of your favorite restaurants and shops. Discover how easy it is to have that beach home. .. in this one of a kind neighborhood! Land Lease includes water, trash, and sewer. Assume current land lease from Seller, at a lower rate!!

19. 2024-12-06
    listed $509,000 Active 1444-char remark

    Show marketing remark (1444 chars)

    Enjoy your coastal retreat conveniently located within the water front community of Bayside Village. This single level 2 bedroom 2 bath home is a sweet reminder of how easy it is to enjoy the many amenities surrounding you both within this enclave and all other areas in the heart of Newport Beach. Built in 2014, your cottage has a very private side yard/patio area with mature plantings and shady spots to lounge, dine or relax with a great book! Spacious windows throughout compliment the high ceilings and open floor plan. Updated kitchen with center island creates an easy entertaining area that flows perfectly into your living and dining spaces! Enjoy the roomy primary ensuite with large walk in closet and a full bath with ample cabinets and storage. Your secondary bedroom has a custom closet and easy access to hall full bath. Carport parking with separate large storage shed perfect for bikes, boards and sports gear. (Guest parking also available. ) Inside laundry room features a stack washer/dryer and more storage. The community features pools and jacuzzi, bay front clubhouse, work out room, BBQ and picnic area, pet park, private beach, fire pit and guest parking. Walk, bike or kayak to all of your favorite restaurants and shops. Discover how easy it is to have that beach home. .. in this one of a kind neighborhood! Land Lease includes water, trash, and sewer. Assume current land lease from Seller, at a lower rate!!

20. 2024-12-05
    historical $509,000 1444-char remark

    Show marketing remark (1444 chars)

    Enjoy your coastal retreat conveniently located within the water front community of Bayside Village. This single level 2 bedroom 2 bath home is a sweet reminder of how easy it is to enjoy the many amenities surrounding you both within this enclave and all other areas in the heart of Newport Beach. Built in 2014, your cottage has a very private side yard/patio area with mature plantings and shady spots to lounge, dine or relax with a great book! Spacious windows throughout compliment the high ceilings and open floor plan. Updated kitchen with center island creates an easy entertaining area that flows perfectly into your living and dining spaces! Enjoy the roomy primary ensuite with large walk in closet and a full bath with ample cabinets and storage. Your secondary bedroom has a custom closet and easy access to hall full bath. Carport parking with separate large storage shed perfect for bikes, boards and sports gear. (Guest parking also available. ) Inside laundry room features a stack washer/dryer and more storage. The community features pools and jacuzzi, bay front clubhouse, work out room, BBQ and picnic area, pet park, private beach, fire pit and guest parking. Walk, bike or kayak to all of your favorite restaurants and shops. Discover how easy it is to have that beach home. .. in this one of a kind neighborhood! Land Lease includes water, trash, and sewer. Assume current land lease from Seller, at a lower rate!!

21. 2024-11-30
    historical
22. 2024-09-24
    price $509,000
23. 2024-08-04
    status Active
24. 2024-07-08
    historical

ⓘ 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 ≥82°F today · 23 d/yr by 30 yrs out
• 💨 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: $62,349
• − Mortgage interest: −$31,313
• − Property taxes: −$8,385
• − Insurance: −$2,795
• − Repairs & maintenance: −$4,988
• − Management: −$4,988
• − Depreciation: −$16,262
• Taxable loss: −$6,382
• Est. tax savings @ 24.0%: +$1,532
• After-tax cash flow: $4,429/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

+9.8% since first listed

10 events — show timeline

• 2025-10-26 Listed $559,000 CRMLS
• 2025-03-05 Sold (MLS) $450,000 CRMLS
• 2025-02-21 Pending — CRMLS
• 2025-02-07 Contingent — CRMLS
• 2024-12-06 Listed $509,000 CRMLS
• 2024-12-05 Coming Soon $509,000 CRMLS
• 2024-11-30 Listing Removed — CRMLS
• 2024-09-24 Price Changed $509,000 CRMLS
• 2024-08-04 Relisted — CRMLS
• 2024-07-08 Coming Soon — CRMLS

Property tax history

-3.4%/yr

Latest (2025): $550 · +14.8% YoY. Source: county tax records.