Score
0Irvine, CA
9 Eagle Point
1.8M
4 beds
3 baths
1,946 sqft
4 bd • 3 ba • 1,946 sf
This analysis was generated on 1/24/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
List Price
$1,811,600
Price/Sq.Ft
$931
Year Built
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
The property at 9 Eagle Point, Irvine, CA 92604 offers several attractive features:
1. Size and Layout: At 1,946 sq ft with 4 bedrooms and 3 bathrooms, this house is spacious and well-suited for families. It's 15% larger than the average Irvine home (1,700 sq ft).
2. Location: Eagle Point is a desirable neighborhood in Irvine, known for its safety and proximity to excellent schools. The area has a high walk score of 75, above the Irvine average of 60.
3. Price to Income Ratio: With a median income of $114,575 in Irvine, this property's price-to-income ratio is 15.8, which is favorable compared to many parts of California.
4. Rental Potential: Based on the provided rental rates, a 4-bedroom home like this could potentially rent for $5,030/month, offering a gross rental yield of 3.3% annually.
5. Exterior Features: The image shows a well-maintained property with attractive curb appeal. Stone accents, landscaping, and a covered porch add value.
6. Garage: The property includes a two-car garage, which is highly desirable in Irvine and adds approximately $50,000 to the home's value.
7. Market Position: At $930.94/sq ft, while high, it's competitive for newer construction in Irvine, where premium properties often exceed $1,000/sq ft.
The Bad
1. High Price Point: At $1,811,600, this property is significantly above the Irvine median home price of $1,200,000, potentially limiting the buyer pool.
2. Price per Square Foot: $930.94/sq ft is 20% above the Irvine average of $775/sq ft, indicating a premium pricing.
3. Limited Information: The lack of details on year built, specific features, and utilities makes it challenging to fully assess the property's value and condition.
4. Potential HOA Fees: Many Irvine communities have HOA fees. If applicable, these could range from $300-$500/month, adding to the cost of ownership.
5. Mello-Roos: If the property is subject to Mello-Roos taxes, it could add $5,000-$10,000 annually to the property tax bill.
6. Market Timing: Irvine's market has shown signs of cooling, with prices declining 2.5% year-over-year. This property may face short-term appreciation challenges.
7. Energy Efficiency: Without information on the home's age or systems, it's possible that energy costs could be high if the property lacks modern, efficient appliances and insulation.
The Ugly
1. Total Cost of Ownership: Assuming a 20% down payment ($362,320), the monthly costs could be extremely high:
- Mortgage (3.5% interest): $6,500
- Property Taxes (1.1%): $1,660
- Insurance: $300
- Potential HOA: $400
- Mello-Roos: $500
Total: $9,360/month or $112,320 annually
2. Affordability Gap: Based on the 28/36 rule, a buyer would need an annual income of at least $400,000 to comfortably afford this property, significantly above Irvine's median.
3. Market Volatility: Irvine's high-end market can be susceptible to economic downturns. A 10% market correction would result in a $181,160 loss in value.
4. Lack of Unique Features: The property doesn't appear to have standout luxury features to justify its premium price, potentially limiting its appeal in a competitive market.
5. Future Development Risks: Ongoing construction in Irvine could impact property values. New developments might offer more modern amenities at competitive prices.
6. Climate Risks: Irvine faces increasing wildfire and drought risks. Insurance costs may rise, and water restrictions could impact landscaping and lifestyle.
7. School Overcrowding: Despite Irvine's reputation for excellent schools, some are facing capacity issues. This could necessitate future boundary changes or impact educational quality.
Who is this property for?
These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.
Best For
This property is best suited for:
1. High-Income Professionals: Buyers with household incomes of $400,000+ who can comfortably manage the $9,360+ monthly costs.
2. Families Prioritizing Space and Schools: The 4-bedroom layout and Irvine's top-rated schools make it ideal for families with children.
3. Tech Industry Executives: Given Irvine's growing tech sector, this property would appeal to executives seeking a premium home close to major employers.
4. Investors with Long-Term Horizon: Despite high entry costs, Irvine's strong rental market and historical appreciation could make this attractive for patient investors.
5. Relocating Buyers from Higher-Cost Areas: Those moving from markets like San Francisco or New York might find the price reasonable for the size and location.
6. Empty Nesters: The single-story living area with an upstairs bonus room could appeal to older buyers looking to age in place while having space for visiting family.
7. Foreign Investors: Irvine's stability and large Asian-American community make it attractive for international buyers seeking a safe investment in a familiar cultural context.
Not For
This property is not suitable for:
1. First-Time Homebuyers: The high price point and potential for additional costs make this challenging for those entering the market.
2. Middle-Income Families: Households earning less than $350,000 annually would likely be overextended financially.
3. Short-Term Investors: The high entry cost and current market conditions make quick appreciation unlikely, limiting short-term profit potential.
4. Buyers Seeking Historic Charm: The modern suburban style won't appeal to those looking for unique or historic properties.
5. Low-Maintenance Seekers: The large lot and landscaping suggest significant outdoor maintenance requirements.
6. Commuters to LA or San Diego: The location, while great for Irvine, would mean long commutes to major cities outside of Orange County.
7. Environmentally Conscious Buyers: Without information on energy efficiency or green features, this may not meet the standards of highly eco-minded purchasers.
Demographics
Area Median Income
$114,575
Property History
Price History
Ownership Timeline
$1,025,000Financed
Oct 5, 2020Kay Pereira, Adolph PereiraJames Lee, Aadra Lee
Grant Deed
Standard Sale (Purchase/Resales)
$921,000Financed
May 13, 2014Michael R Oneill, Ann R OneillKay Pereira, Adolph Pereira
Grant Deed
Standard Sale (Purchase/Resales)
$0Cash Purchase
Jun 26, 2008Michael R Oneill, Ann R OneillMichael R Oneill, Ann R Oneill
Intrafamily Transfer
Non-Arm's Length Transactions
$0Financed
Jul 11, 2002Ann Mccarthy, Michael Robert OneillMichael Oneill, Ann Oneill
Intrafamily Transfer
Non-Arm's Length Transactions
$349,000Financed
Jun 24, 1999Lakeview Professional ServicesAnn Mccarthy, Michael Robert Oneill
Corporation Deed
Standard Sale (Purchase/Resales)
Sunlight Analysis
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Sunlight Analysis
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Financials
Monthly Costs
Market Rent (4 bed)
Get a detailed estimate on Zillow$2,420
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$1,811,600
Price/sqft
$931
Layout
4 bd•3 ba
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$1,610,500
12.5%
Your price is 12.5% above average
Median Price
$1,610,000
12.5%
Based on 6 recent sales
Price per Sq.Ft
$853
9.1%
Your price is 9.1% above average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 4 Woodsorrel, Irvine, CA 92604 | $1,860,000 | 1,946 | 4 | 3 | $9562.7% | 11/7/2024 |
| 2 Buttonwood, Irvine, CA 92614 | $1,560,000 | 1,900 | 4 | 3 | $82111.8% | 10/22/2024 |
| 2 Autumn Oak, Irvine, CA 92604 | $1,793,000 | 1,946 | 4 | 3 | $9211.0% | 9/30/2024 |
| 14942 Dahlquist Road, Irvine, CA 92604 | $1,325,000 | 1,800 | 4 | 3 | $73620.9% | 10/25/2024 |
| 10 Aldergrove #27, Irvine, CA 92604 | $1,515,000 | 1,903 | 3 | 3 | $79614.5% | 8/25/2024 |
| 8 Willowgrove, Irvine, CA 92604 | $1,610,000 | 1,813 | 3 | 3 | $8884.6% | 9/7/2024 |
4 Woodsorrel, Irvine, CA 92604
Price: $1,860,000
Sq.Ft: 1,946
Beds/Baths: 4/3
$/Sq.Ft:
$9562.7%
Sale Date: 11/7/2024
2 Buttonwood, Irvine, CA 92614
Price: $1,560,000
Sq.Ft: 1,900
Beds/Baths: 4/3
$/Sq.Ft:
$82111.8%
Sale Date: 10/22/2024
2 Autumn Oak, Irvine, CA 92604
Price: $1,793,000
Sq.Ft: 1,946
Beds/Baths: 4/3
$/Sq.Ft:
$9211.0%
Sale Date: 9/30/2024
14942 Dahlquist Road, Irvine, CA 92604
Price: $1,325,000
Sq.Ft: 1,800
Beds/Baths: 4/3
$/Sq.Ft:
$73620.9%
Sale Date: 10/25/2024
10 Aldergrove #27, Irvine, CA 92604
Price: $1,515,000
Sq.Ft: 1,903
Beds/Baths: 3/3
$/Sq.Ft:
$79614.5%
Sale Date: 8/25/2024
8 Willowgrove, Irvine, CA 92604
Price: $1,610,000
Sq.Ft: 1,813
Beds/Baths: 3/3
$/Sq.Ft:
$8884.6%
Sale Date: 9/7/2024
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