16591 E Buena Vista, Orange, California 92865, Orange, 92865 - 6 bed, 3 bath
16591 E Buena Vista
Orange, California 92865
Property Price
SUMMARY
Analysis of 16591 E Buena Vista, Orange, California 92865 is currently available with a list price of $1,695,000. The property maintains a Poor Condition Rating (30/100), indicating the property requires renovation and updates to maximize its market potential. This presents opportunities for value-add investors. Located in a high-demand neighborhood within the Orange Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for Experienced Investors and Fix-and-Flip Specialists.
Condition Analysis
OVERALL CONDITION SCORE
Property is extensive renovation needed.
The property, built in 1979, shows significant signs of deferred maintenance, most notably a visible blue tarp on the roof in one of the images, indicating a potential major roof issue or ongoing repair. While the description mentions 'updated finishes' and 'refreshed interior and exterior updates,' the 'AS IS, WHERE IS' sale condition and the inability to finance with a conventional loan strongly suggest underlying issues that require substantial repairs. The exterior appears dated, and without interior photos, the 'updated finishes' claim is insufficient to offset the visible defects and sale terms.
PROSSTRENGTHS & OPPORTUNITIES
- Multi-Unit Income Potential
This property offers a rare multi-unit opportunity (duplex) ideal for generating rental income or accommodating extended family living, with tenants responsible for all utilities.
- Prime Orange County Location
Situated in the desirable Olive Heights neighborhood, it boasts an excellent Orange County location near Eisenhower Park, shopping, and major freeways (91 & 55) for convenient access.
- Spacious & Updated Living Spaces
The upper level features a large four-bedroom home with generous living spaces and updated finishes, complemented by a well-appointed two-bedroom apartment on the lower level.
CONSRISKS & DEFICIENCIES
- Significant Financing Restrictions
The property 'will not finance' and requires a 'new loan,' which severely limits conventional financing options and may narrow the buyer pool to cash or specialized lenders.
- As-Is Sale Condition
Sold 'AS IS, WHERE IS,' meaning the buyer assumes full responsibility for any necessary repairs, inspections, or upgrades without seller contribution or guarantees.
- Potential Freeway Noise/Traffic
Its location 'between the 91 and 55 freeway' offers convenience but may expose residents to increased noise levels and traffic congestion, which could be a drawback for some.
About 16591 E Buena Vista
Located in the desirable Olive Heights neighborhood near Eisenhower Park, this spacious property offers a rare multi-unit opportunity in the City of Orange. The upper level features a large four-bedroom home with generous living spaces and updated finishes, while the lower level includes a well-appointed two-bedroom apartment or guest quarters—ideal for extended living or additional rental income. The property includes two separate garages: a three-car garage for the upper residence and a detached two-plus-car garage for the lower unit, providing ample parking and storage. Recent improvements include refreshed interior and exterior updates, landscaping enhancements, and ongoing exterior painting. Conveniently located near parks, shopping, and major freeways, this property combines versatility, comfort, and an excellent Orange County location. Tenants pay all utilities. Located between the 91 and 55 freeway. Will not finance. Must obtain new loan. AS IS, WHERE IS.
Property Details
Public Facts
- Property Type
- Duplex
- Year Built
- 1979
- Lot Size
- 6,534 Sq. Ft.
Interior
- Total Bedrooms
- 6
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 6.0 | - | 75% |
| Baths | 3.0 | - | 75% |
| Square foot | 3,030 | 4,417 | 25% |
| Lot Size | 6,534 | 7,331.5 | 25% |
| Price | $1.70M | $1.75M | 50% |
| Price per sq ft | $559 | $417 | 75% |
| Built year | 1979 | 1967 | 75% |
| HOA | $0 | $0 | 50% |
| Days on market | 122 | 137 | 50% |
Pricing History
Listed for Sale
Nov 5, 2025
$1,695,000
Initial Listing