Talk Irvine

General => Real Estate => Irvine Real Estate => Topic started by: the.irvine on April 01, 2019, 08:51:15 AM

Title: New Development: PS-5
Post by: the.irvine on April 01, 2019, 08:51:15 AM
Any idea what is new development above PS-5( Juniper, Legago, Elderberry) ? Lots of construction is happening there, including framing for model homes is almost done.
I drove up there, there are many construction worker.
Title: Re: New Development: PS-5
Post by: eyephone on April 01, 2019, 08:56:26 AM
Post pics?
Title: Re: New Development: PS-5
Post by: Cares on April 01, 2019, 10:39:33 AM
This is the sitemap. No real info other than it will be what looks like detached condos.
Title: Re: New Development: PS-5
Post by: Jantoven on April 01, 2019, 01:49:23 PM
There is an Irvine Pacific sign on the fence as well - appears they are the ones building up there?
Title: Re: New Development: PS-5
Post by: Mety on April 01, 2019, 01:58:06 PM
Based on what Cares provided and given that it's IP homes, it will probably be EW's Petaluma successors.
These red circles might be premium for lot sizes.

(https://i.imgur.com/JgDimQFl.jpg)

Title: Re: New Development: PS-5
Post by: Cares on April 01, 2019, 03:25:58 PM
Based on what Cares provided and given that it's IP homes, it will probably be EW's Petaluma successors.
These red circles might be premium for lot sizes.

(https://i.imgur.com/JgDimQFl.jpg)

I don't think they are Petaluma layouts though. Based on the map the building layouts do not look like how Petaluma.
Title: Re: New Development: PS-5
Post by: Jantoven on April 01, 2019, 06:12:56 PM
Cares - where’d you get that picture from?
Title: Re: New Development: PS-5
Post by: marmott on April 01, 2019, 06:43:47 PM
You can find a lot of info on PS5B here: http://www.irvinequickrecords.com/sirepub/mtgviewer.aspx?meetid=5669&doctype=agenda&itemid=168355
Title: Re: New Development: PS-5
Post by: ThirtySomethingWEquity on April 01, 2019, 08:04:27 PM
Man these floorplans are trash.  2100 sq ft and you only have one room downstairs.  These are right in my price range and I'm not going to give them a second glance given how constraining this floorplan is...

http://www.irvinequickrecords.com/sirepub/cache/2/tj50kmhxahuytb5rfhzrjhpn/1944241904012019075659849.PDF
Title: Re: New Development: PS-5
Post by: Jantoven on April 01, 2019, 09:38:55 PM
You can find a lot of info on PS5B here: http://www.irvinequickrecords.com/sirepub/mtgviewer.aspx?meetid=5669&doctype=agenda&itemid=168355

Thanks!  Has IP built in PS before?  I can't really recall anything, at least recently.
Title: Re: New Development: PS-5
Post by: OCLuvr on April 01, 2019, 10:01:53 PM
Nope
Title: Re: New Development: PS-5
Post by: marmott on April 01, 2019, 10:24:58 PM
This is a good link to bookmark if you want to follow what's happening with new developments: City of Irvine Planning Commission Agendas (http://legacy.cityofirvine.org/council/comms/planning/agenda.asp)

There is roughly a new update every week or so.
Title: Re: New Development: PS-5
Post by: Cares on April 02, 2019, 08:45:49 AM
Cares - where’d you get that picture from?

http://gis.cityofirvine.org/onlineparcel/
Title: Re: New Development: PS-5
Post by: Mety on April 02, 2019, 10:42:31 AM
Based on what Cares provided and given that it's IP homes, it will probably be EW's Petaluma successors.
These red circles might be premium for lot sizes.

(https://i.imgur.com/JgDimQFm.jpg)

I don't think they are Petaluma layouts though. Based on the map the building layouts do not look like how Petaluma.

Maybe the next bigger one then. Is that Marin?
Title: Re: New Development: PS-5
Post by: Jantoven on April 02, 2019, 10:50:39 AM
Based on how the structures currently look, I'm guessing they're aiming for a beginning/mid summer release.  Interesting to see IP building out there.
Title: Re: New Development: PS-5
Post by: Irvine_is_awesome on April 02, 2019, 11:15:02 AM
Are floorplans for these homes available?
Title: Re: New Development: PS-5
Post by: ThirtySomethingWEquity on April 02, 2019, 12:51:17 PM
I posted a link to them.  They're the crappy IP one room downstairs 3 rooms upstairs detached condo floorplans they use everywhere  :'(
Title: Re: New Development: PS-5
Post by: Mety on April 02, 2019, 01:04:01 PM
I posted a link to them.  They're the crappy IP one room downstairs 3 rooms upstairs detached condo floorplans they use everywhere  :'(

It doesn't work for you, but it may work for others.
Title: Re: New Development: PS-5
Post by: irvinehomeowner on April 02, 2019, 02:13:44 PM
I posted a link to them.  They're the crappy IP one room downstairs 3 rooms upstairs detached condo floorplans they use everywhere  :'(

They should do an attached flat above two garages... I hear those sell like hotcakes. :)
Title: Re: New Development: PS-5
Post by: Mety on April 02, 2019, 02:37:24 PM
I posted a link to them.  They're the crappy IP one room downstairs 3 rooms upstairs detached condo floorplans they use everywhere  :'(

They should do an attached flat above two garages... I hear those sell like hotcakes. :)

Now you finally talkin!!  :)
Title: Re: New Development: PS-5
Post by: Irvine_is_awesome on April 02, 2019, 03:33:11 PM
Please post the link again for the floor plans. Also doesnt Irvine Company build the park first?
Title: Re: New Development: PS-5
Post by: Jantoven on April 02, 2019, 03:51:17 PM
Looks like there are two different developments in the area - 6 pack motorcourt homes and 4 pack motorcourt homes.

Also, on the other side of the hill, looks like there's a SFD with 2500+ sq ft homes, some of which appear to have some pretty nice city views.
Title: Re: New Development: PS-5
Post by: bones on April 16, 2019, 01:05:17 PM
https://www.villagesofirvine.com/villages-neighborhoods/portola-springs/

Looks like IP is doing 3 tracts up there.  Hillside, Bluffs and Highland.  No pricing yet.  The email I got said "Our debut in Portola Springs" :)
Title: Re: New Development: PS-5
Post by: Mety on April 16, 2019, 01:35:31 PM
https://www.villagesofirvine.com/villages-neighborhoods/portola-springs/

Looks like IP is doing 3 tracts up there.  Hillside, Bluffs and Highland.  No pricing yet.  The email I got said "Our debut in Portola Springs" :)

Nice. So Hillside tract looks like a slight bigger version of Petaluma. I think it’s the same as Vivo from OH3.
Title: Re: New Development: PS-5
Post by: ThirtySomethingWEquity on April 16, 2019, 02:28:29 PM
https://www.villagesofirvine.com/villages-neighborhoods/portola-springs/

Looks like IP is doing 3 tracts up there.  Hillside, Bluffs and Highland.  No pricing yet.  The email I got said "Our debut in Portola Springs" :)

Nice. So Hillside tract looks like a slight bigger version of Petaluma. I think it’s the same as Vivo from OH3.

Ugh I hate that floorplan. :( I would have loved to see a 4 bedroom around 2100 sq feet by IP.
Title: Re: New Development: PS-5
Post by: Compressed-Village on April 16, 2019, 04:26:20 PM
Did someone said that, there is currently too much supplies of homes available? TIC and FIvePoints doesn’t think so. :)
Title: Re: New Development: PS-5
Post by: the.irvine on April 16, 2019, 08:00:07 PM
Are they sold out at OH?
Title: Re: New Development: PS-5
Post by: lnc on April 17, 2019, 06:53:56 PM
Did someone said that, there is currently too much supplies of homes available? TIC and FIvePoints doesn’t think so. :)

^ This!

The way these builder are building, Irvine will completely done with new build within the next 5-8 years.

This is the first time IP is actually going to build home at Portola Springs, how interesting.  This parcel of land is going to be the last TIC develop neighborhood besides OH4 and the probably the last new TIC neighborhood with under $1M homes.  Non-gated, low HOA, reasonably priced (compare to OH) and situated on a hill (or elevated plot of land), it is worth considering.

Title: Re: New Development: PS-5
Post by: brianlin87 on April 18, 2019, 10:47:19 AM
Did someone said that, there is currently too much supplies of homes available? TIC and FIvePoints doesn’t think so. :)

^ This!

The way these builder are building, Irvine will completely done with new build within the next 5-8 years.

This is the first time IP is actually going to build home at Portola Springs, how interesting.  This parcel of land is going to be the last TIC develop neighborhood besides OH4 and the probably the last new TIC neighborhood with under $1M homes.  Non-gated, low HOA, reasonably priced (compare to OH) and situated on a hill (or elevated plot of land), it is worth considering.

Though it's the first time IP as a 'brand' is building in Portola Springs, IP and CalPac are both subsidiaries of TIC, so I wouldn't say it's some sort of a new revelation.
Title: Re: New Development: PS-5
Post by: ThirtySomethingWEquity on April 18, 2019, 11:30:52 AM
Did someone said that, there is currently too much supplies of homes available? TIC and FIvePoints doesn’t think so. :)

IP and 5P both know, which is why they've been lowering their prices and rushing rushing rushing to finish their developments.  They know the next downturn in housing will be a gradual, slow decline so they need to *finish* fast.
Title: Re: New Development: PS-5
Post by: lnc on April 18, 2019, 12:48:48 PM
Though it's the first time IP as a 'brand' is building in Portola Springs, IP and CalPac are both subsidiaries of TIC, so I wouldn't say it's some sort of a new revelation.

Are you sure CalPac is a subsidiaries of TIC?  All I know is that the owner of both company are related but not sure if TIC own entirely or portion of CalPac.

The IP only build in the best (in terms of marketing prospective) TIC neighborhood, build at desirable location within that development and only offer product is the mid price range in order to assure a sales success.  This is probably why despite of boring floor plans, all IP home sold very well when it was new and continues to do well in the existing home market.

So IP finally decided to build at this part PS is pretty significant IMO.  This part of PS was originally planned to be gated and at one time it was thought to be the same tier as gated OH neighborhood.   

Title: Re: New Development: PS-5
Post by: irvinehomeowner on April 18, 2019, 02:20:05 PM
Better margins in high density un-gated housing. :)
Title: Re: New Development: PS-5
Post by: bones on April 18, 2019, 02:53:54 PM
Though it's the first time IP as a 'brand' is building in Portola Springs, IP and CalPac are both subsidiaries of TIC, so I wouldn't say it's some sort of a new revelation.

Are you sure CalPac is a subsidiaries of TIC?  All I know is that the owner of both company are related but not sure if TIC own entirely or portion of CalPac.

The IP only build in the best (in terms of marketing prospective) TIC neighborhood, build at desirable location within that development and only offer product is the mid price range in order to assure a sales success.  This is probably why despite of boring floor plans, all IP home sold very well when it was new and continues to do well in the existing home market.

So IP finally decided to build at this part PS is pretty significant IMO.  This part of PS was originally planned to be gated and at one time it was thought to be the same tier as gated OH neighborhood.   



I’m not so sure what’s so significant about it.  So they came in 12 years after PS started and cherry picked the view tract to build on?  After all the infrastructure (schools + community park) has been built?  With the same old boring floor plans?  Whoopdeedoo.
Title: Re: New Development: PS-5
Post by: OCLuvr on April 20, 2019, 04:49:30 PM
Drove by today PS5; breath taking views
Title: Re: New Development: PS-5
Post by: Compressed-Village on April 20, 2019, 08:39:08 PM
Did someone said that, there is currently too much supplies of homes available? TIC and FIvePoints doesn’t think so. :)

IP and 5P both know, which is why they've been lowering their prices and rushing rushing rushing to finish their developments.  They know the next downturn in housing will be a gradual, slow decline so they need to *finish* fast.

This is not a pump and dump mentality that you refer to. You speaks as if these are fly by night builders and disappear after they sell you a house. IF there is a down turn, wouldn’t it makes more sense to stop and abate the buildings. Holding the lands and pay little to nothing in taxes on the lands, rather than build and having to pay taxes on the improvements on their books and not able to sell and hit them in their profit margin? They could easily lay-off workers and contractors to preserve their balance sheets. When was the last time you actually look for contractors to perform any home improvements and how hard was it and how expensive to locate a proper skills for your need? All I have to tell you is it is harder and more expensive than last year. Labor market is tight. These builders have resources, sales staff, and a team of advisors to know when to slow down.

If and when the builders stop building and lands stop getting improvements then I will be worry. Until then, I have to trust that these major real estate players knows more than I am.
Title: Re: New Development: PS-5
Post by: USCTrojanCPA on April 22, 2019, 03:34:31 PM
Did someone said that, there is currently too much supplies of homes available? TIC and FIvePoints doesn’t think so. :)

IP and 5P both know, which is why they've been lowering their prices and rushing rushing rushing to finish their developments.  They know the next downturn in housing will be a gradual, slow decline so they need to *finish* fast.

The lower/middle market is doing better now that rates are lower so they probably think things have stabilized for now, which they have (as long as rates stay low).
Title: Re: New Development: PS-5
Post by: qwerty on April 22, 2019, 05:07:24 PM
Is the Irvine company debt free? I doubt it. So there is some cost to holding on to the land. They are paying interest and have an asset that isn’t generating cash flow at this time. So there is at least an indirect cost. Perhaps just not a direct cost (any direct costs are probably not significant?)
Title: Re: New Development: PS-5
Post by: USCTrojanCPA on April 22, 2019, 05:10:33 PM
Is the Irvine company debt free? I doubt it. So there is some cost to holding on to the land. They are paying interest and have an asset that isn’t generating cash flow at this time. So there is at least an indirect cost. Perhaps just not a direct cost (any direct costs are probably not significant?)

Indeed, the opportunity cost of deployment that cash elsewhere is probably their biggest cost.
Title: Re: New Development: PS-5
Post by: the.irvine on May 06, 2019, 02:07:30 PM
Drove by today PS5; breath taking views

Agreed 100%. In the evening you see many people walking up there, and taking pictures of sunset. Not a bad place to live.
Title: Re: New Development: PS-5
Post by: eddieuclabruin on May 24, 2019, 11:30:17 AM
Pricing is up: Starting from the $900's
https://www.irvinepacific.com/homes/portola-springs-village/hillside/residence-1#overview
Title: Re: New Development: PS-5
Post by: USCTrojanCPA on May 24, 2019, 11:35:03 AM
Pricing is up: Starting from the $900's
https://www.irvinepacific.com/homes/portola-springs-village/hillside/residence-1#overview

Petaluma/San Mateo clones for $900k to $1m in Portola Springs?
Title: Re: New Development: PS-5
Post by: bones on May 24, 2019, 11:35:42 AM
Pricing is up: Starting from the $900's
https://www.irvinepacific.com/homes/portola-springs-village/hillside/residence-1#overview

Petaluma/San Mateo clones for $900k to $1m in Portola Springs?

Value village no more.
Title: Re: New Development: PS-5
Post by: USCTrojanCPA on May 24, 2019, 11:37:18 AM
Pricing is up: Starting from the $900's
https://www.irvinepacific.com/homes/portola-springs-village/hillside/residence-1#overview

Petaluma/San Mateo clones for $900k to $1m in Portola Springs?

Value village no more.

The word "value" is not in Irvine Pacific's vocabulary.  haha  If CalPac is having a hard time selling Celeste & Talise I wonder how IrvinePac will do with Hillside.
Title: Re: New Development: PS-5
Post by: zubs on May 24, 2019, 11:43:59 AM
So TIC is still building...this is positive news for bulls.  Didn't they delay a project back in 2009 because of how poor real estate was doing?
I think it was OH.
Title: Re: New Development: PS-5
Post by: USCTrojanCPA on May 24, 2019, 11:48:52 AM
So TIC is still building...this is positive news for bulls.  Didn't they delay a project back in 2009 because of how poor real estate was doing?
I think it was OH.

Well, they only have a few more pieces of land to build on so like mentioned before, they cherry picked the best part of Portola Springs to built in to extract max prices.
Title: Re: New Development: PS-5
Post by: irvinehomeowner on May 24, 2019, 11:50:21 AM
In Irvine, $1m is the new "value".

:(
Title: Re: New Development: PS-5
Post by: Longhairdaddy on May 24, 2019, 10:24:29 PM
Does anyone know or guess what the blue circled area in N5B will be?  Another homes or Middle school instead of Jefferey trail?



Title: Re: New Development: PS-5
Post by: Cares on May 24, 2019, 10:49:24 PM
It's zoned as "Medium Density Residential" so probably not a school.
Title: Re: New Development: PS-5
Post by: USCTrojanCPA on May 25, 2019, 05:48:17 AM
Does anyone know or guess what the blue circled area in N5B will be?  Another homes or Middle school instead of Jefferey trail?


That will either be attached or detached condos.
Title: Re: New Development: PS-5
Post by: lnc on May 25, 2019, 05:13:43 PM
That area is labeled as Lot 4 of of PS Neighborhood-5B, and will consists of homes and a small park.



(https://www.talkirvine.com/index.php?action=dlattach;topic=15684.0;attach=5441;image)

(https://www.talkirvine.com/index.php?action=dlattach;topic=16870.0;attach=7473;image)
Title: Re: New Development: PS-5
Post by: Cares on May 28, 2019, 05:11:00 PM
On my phone but there's some info out about this community to brokers.
Title: Re: New Development: PS-5
Post by: Cares on May 28, 2019, 05:17:33 PM
Initial pricing and floorplans

Hillside: https://www.irvinepacific.com/homes/portola-springs-village/hillside

Bluffs: https://www.irvinepacific.com/homes/portola-springs-village/bluffs

Highland: https://www.irvinepacific.com/homes/portola-springs-village/highland
Title: Re: New Development: PS-5
Post by: irvineblue on May 28, 2019, 06:19:30 PM
Initial pricing and floorplans

Hillside: https://www.irvinepacific.com/homes/portola-springs-village/hillside

Bluffs: https://www.irvinepacific.com/homes/portola-springs-village/bluffs

Highland: https://www.irvinepacific.com/homes/portola-springs-village/highland

Thanks! Anyone know when will the model open?
Title: Re: New Development: PS-5
Post by: aquabliss on May 29, 2019, 01:07:12 AM
$1.5M motorcourts in Portola Springs... The end is near.
Title: Re: New Development: PS-5
Post by: Longhairdaddy on May 29, 2019, 08:10:44 AM
What about the circled area? Anyone know what they are planned for?
To be exact, Lot 7 & Lot 8 in PS Neighborhood 5C.

Title: Re: New Development: PS-5
Post by: AW on May 29, 2019, 11:00:56 AM
What about the circled area? Anyone know what they are planned for?
To be exact, Lot 7 & Lot 8 in PS Neighborhood 5C.
Looking at satellite maps, you can see the dirt lot partitions, does not look like motorcourt, either sfr or detached condos, but it’ll have nice views, above Altair
Title: Re: New Development: PS-5
Post by: lnc on May 29, 2019, 11:06:54 AM
What about the circled area? Anyone know what they are planned for?
To be exact, Lot 7 & Lot 8 in PS Neighborhood 5C.

It should be more housing.  If I have the time I'll dig through city documents see what I can find.  I haven't following these new Irvine developments lately, but from the last documents I've read from 2017, the entire PS 5B and 5C will only allows up to 584 homes. 

https://www.talkirvine.com/index.php/topic,15684.msg316915.html#msg316915
Title: Re: New Development: PS-5
Post by: marmott on May 29, 2019, 11:29:28 AM
What about the circled area? Anyone know what they are planned for?
To be exact, Lot 7 & Lot 8 in PS Neighborhood 5C.

You can go walk up there, the lots have been graded for a year now. The views are pretty nice.
Title: Re: New Development: PS-5
Post by: OC_relocation on June 05, 2019, 01:47:08 PM
Pricing is already available. Model will open on 06/15.
Biggest ones are Hillside, approx 2800 SQFT, starting around 1.3M.
Title: Re: New Development: PS-5
Post by: B2FiNiTY on June 06, 2019, 12:50:55 PM
feels pretty pricey but will go check it out anyways
Title: Re: New Development: PS-5
Post by: Irvinehomeseeker on June 06, 2019, 04:19:11 PM
are Bluffs and Highland floor plans motor court or true SFR with driveways?
Title: Re: New Development: PS-5
Post by: Compressed-Village on June 07, 2019, 07:59:25 AM
are Bluffs and Highland floor plans motor court or true SFR with driveways?

At this price with some view, it will be motorcourt I can almost guuurrrannnteeee it.
Title: Re: New Development: PS-5
Post by: Cares on June 07, 2019, 08:04:30 AM
They are all motorcourt homes in the western development. The one on the eastern side of the park is single family based on site plan records.
Title: Re: New Development: PS-5
Post by: AW on June 07, 2019, 12:25:58 PM
Highlands have own driveway, bluffs and hillside are motor courts.
All have 2 Hoa’s.
Views are amazing.  ($ premium just like any other builds).  Def feels nicer up there, feels away from the crowd and traffic, different topography.
I can see how this could’ve been a gated community based on the main entrances.
Title: Re: New Development: PS-5
Post by: Madness on June 09, 2019, 10:22:56 PM
Thinking of buying Highland Plan 2 home at Portola Springs. It’s priced at $1.3Mil. Any thoughts  and comments ?  The floor plan is exactly same as the Como Plan 2 at Reserve , but $200K cheaper. ( the lowest Como Plan 2 is $1.5 Mil currently)
Title: Re: New Development: PS-5
Post by: aquabliss on June 09, 2019, 10:54:13 PM
Do you know if the ceilings in Highlands are the same as Como?  I hate those slanted vaulted ceilings.  The floor plan would be much nicer if those ceilings were just as tall, but flat.
Title: Re: New Development: PS-5
Post by: Madness on June 10, 2019, 09:00:52 AM
The ceilings at Highland are same as Como which is flat. Does anyone know what is the premium for the fire/home property insurance in this area?.  The public record shows that it is next to the extreme fire hazard area.
Title: Re: New Development: PS-5
Post by: aquabliss on June 10, 2019, 02:44:38 PM
Oops, I must have been thinking of Ravello then...

Most folks in PS3 have to prove to their insurance company that they are in a normal community and not right up against a dry empty area to get their premiums lower.  I expect this to be no different.
Title: Re: New Development: PS-5
Post by: akkord on June 10, 2019, 02:55:59 PM
Oops, I must have been thinking of Ravello then...

Most folks in PS3 have to prove to their insurance company that they are in a normal community and not right up against a dry empty area to get their premiums lower.  I expect this to be no different.

Does this apply to OH too? 
Title: Re: New Development: PS-5
Post by: DrTravel on June 15, 2019, 02:12:30 PM
Some pricing info from today's grand opening - over $300K premium for view lots at Highland.
Title: Re: New Development: PS-5
Post by: aquabliss on June 15, 2019, 02:20:54 PM
I went, man the lines for the trucks were too long and I was too lazy to wait.  Views are some of the best in the city, no reason buying here unless you get a view lot.  Worth the premium.
Title: Re: New Development: PS-5
Post by: OCLuvr on June 15, 2019, 02:49:53 PM
I have seen both Reserve and PS5. PS5 views are lot better.
Title: Re: New Development: PS-5
Post by: WTTCHMN on June 15, 2019, 03:53:02 PM
I have seen both Reserve and PS5. PS5 views are lot better.

Nah, the view from Como is much better than Highland.

And I didn't notice any view from Hillside other than the side of a hill.  But the ice cream sandwiches were pretty good.  Ronnie missed out.
Title: Re: New Development: PS-5
Post by: USCTrojanCPA on June 16, 2019, 01:11:16 PM
$1.5M motorcourts in Portola Springs... The end is near.

Those are the view lots at Highland and Bluffs.
Title: Re: New Development: PS-5
Post by: USCTrojanCPA on June 16, 2019, 01:14:15 PM
Some pricing info from today's grand opening - over $300K premium for view lots at Highland.

The Bluffs view lots (larger sized lot too) premium was about $500k....YIKES!
Title: Re: New Development: PS-5
Post by: lilgophee on October 26, 2019, 04:47:08 PM
https://www.irvinepacific.com/homes/portola-springs-village/hillside/158-plum-lily?&utm_medium=email&utm_source=Segment1_Leads_Hillside_Juniper_Legado&utm_campaign=IP_Consumer_Hillside_Juniper_Legado_10.24.19 (https://www.irvinepacific.com/homes/portola-springs-village/hillside/158-plum-lily?&utm_medium=email&utm_source=Segment1_Leads_Hillside_Juniper_Legado&utm_campaign=IP_Consumer_Hillside_Juniper_Legado_10.24.19)

Visiting an old thread.  Saw the price for 158 Plum Lily now move in ready at $1,057,368 via email from Irvine Pacific.  A bit higher than the offering sheet in June.  You just have to wonder why this didn't sell to a FCB?  I thought the people at Irvine Pacific do their due diligence when it comes to their target market.  Change the address to 188 Plum Lily and it will sell tomorrow.