117 Andirons, Irvine, California 92602, Irvine, 92602 - 5 bed, 5 bath
117 Andirons
Irvine, California 92602
Property Price
SUMMARY
Analysis of 117 Andirons, Irvine, California 92602 reveals a Prime Investment Opportunity with a current list price of $4,995,900—significantly undercutting the $5,158,265 Fair Market Value by 3%. This valuation gap indicates a +$162,365 Instant Equity potential for buyers. The property maintains a Excellent Condition Rating (95/100), indicating excellent structural integrity and modern finishes throughout. This turnkey property requires minimal updates and is ready for immediate occupancy. Located in a high-demand neighborhood within the Irvine Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 117 Andirons Subject | $4,995,900* List Price | 5 | 5 | 4,674 | $1,104 | - |
A 9 Spanish Moss Sold | $4,050,000 | 6 | 5 | 4,209 | $962 | 0.2 mi |
B 101 Homecoming Sold | $4,650,000 | 5 | 6 | 4,758 | $977 | 0.1 mi |
C 103 Andirons Sold | $4,350,000 | 5 | 6 | 4,758 | $914 | 0.1 mi |
D 142 Salt Spg Sold | $5,250,000 | 5 | 6 | 4,425 | $1,186 | 0.5 mi |
E 212 Clear Falls Sold | $6,430,000 | 5 | 6 | 4,884 | $1,317 | 0.9 mi |
F 2 Lowland Sold | $4,530,000 | 6 | 7 | 4,680 | $968 | 0.3 mi |
G 10 Shadybend Active | $4,080,000 List Price | 4 | 5 | 4,058 | $1,005 | 0.3 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
Built in 2015 and recently extensively renovated, this luxury estate features a fully redesigned Italian-marble kitchen with a custom AGA range, newly renovated marble-finished bathrooms, wide-plank oak flooring, and a brand-new saltwater pool. The property meets current high-end quality standards with no deferred maintenance.
PROSSTRENGTHS & OPPORTUNITIES
- Premium Ridge-View Location
Situated on a prime ridge-view lot within the exclusive 24-hour guard-gated Orchard Hills, offering rare panoramic views of Catalina Island, the Pacific Ocean, and city lights.
- High-End Designer Finishes
The residence features a fully redesigned Italian-marble kitchen with a custom AGA range and wide-plank oak flooring, providing a sophisticated and modern luxury aesthetic.
- Resort-Style Outdoor Living
The property includes a brand-new heated saltwater pool and spa with artisan stone finishes, complemented by seamless indoor-outdoor flow and a private guest casita.
CONSRISKS & DEFICIENCIES
- Limited Lot Size
At 6,325 square feet, the lot size is relatively compact for a home in this price range, which may restrict outdoor space for buyers seeking larger grounds.
- Market Pricing History
The property has undergone multiple price reductions since its initial listing and is priced significantly above its 2024 sale price, which may lead to appraisal or value perception challenges.
About 117 Andirons
Perched on a premium ridge-view lot within the 24-hour guard-gated Orchard Hills, this contemporary French Provence estate offers modern luxury, exceptional flow, and resort-style living. The 4,674 sq ft residence features an open, light-filled floorplan with wide-plank oak flooring, soaring ceilings, and expansive bifold doors creating seamless indoor–outdoor flow. The fully redesigned Italian-marble kitchen is anchored by an oversized island and a custom AGA range beneath a full-height marble feature wall and sleek 72-inch custom hood. The primary suite includes a spa-inspired marble bath with soaking tub, European stone shower, and custom California Closet system. Four additional bedrooms each feature newly renovated marble-finished bathrooms. Flexible living spaces include a private guest casita with kitchenette, home office, gym, and spacious laundry room. The resort-style backyard offers a brand-new heated saltwater pool and spa with artisan stone finishes and ambient lighting. Residents enjoy Orchard Hills amenities including pools, parks, sports courts, hiking trails, and access to the award-winning schools.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 2015
- Lot Size
- 6,325 Sq. Ft.
Interior
- Total Bedrooms
- 5
- Total Bathrooms
- 5 (5 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $345.0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 4.0 | 74% |
| Baths | 5.0 | 4.0 | 54% |
| Square foot | 4,674 | 3,107 | 87% |
| Lot Size | 6,325 | 4,817 | 72% |
| Price | $5.00M | $2.75M | 90% |
| Price per sq ft | $1.1K | $956 | 75% |
| Built year | 2015 | 2016 | 46% |
| HOA | $345.0 | $345 | 50% |
| Days on market | 60 | 171 | 13% |
Pricing History
Listed for Sale
Feb 28, 2026
$4,995,900
$5,095,000
-2% Price Drop
Initial Listing
Price Change
Jan 23, 2026
$5,095,000
$5,290,000
-4% Price Drop
Initial Listing
Price Change
Jan 6, 2026
$5,290,000
Initial Listing
Sold
Apr 11, 2024
$4,100,000
Public Record
Sold
Oct 16, 2015
$2,117,500
Public Record