Sellers Reserve · Listing Presentation · Beacon Park, Great Park
More space. More privacy. More possibility.
Address
101 Prone, Irvine, CA 92618
Auction
Saturday, November 21, 2026
Presented by
Michael Mahon & Cindy Chin
CRMLS · Yewen Guo, AG One Realty Inc. · MLS TR26221003 · View original property listing
01 · A rare opportunity
Traditional marketing puts a price on a property and waits for the market to respond. Sellers Reserve reverses that. We take 101 Prone to the market, attract qualified buyers, set a defined decision date, November 21, 2026, and create the conditions for genuine competition, protected by a reserve you approve.
02 · Understanding your property
2,680
Interior sq ft
7,455
Lot sq ft
4 / 4
Beds / baths
2015
Year built
At ~7,455 sq ft, the backyard is a meaningful edge over most competing Irvine homes.
Privacy, minimal through traffic and a quieter setting.
Downstairs bedroom and bath for guests, office or multigenerational living.
Recorded history
May 2019
Offered for sale at $1,385,000
Jun 2019
Reduced to $1,335,000
Jul 2019
Sale listing removed
Nov 2019
Leased at $4,150/mo
Feb 2021
Leased at $4,550/mo
May 2024
Leased at $6,195/mo
Oct 2026
New lease listing at $6,800/mo
At $6,800/month, gross rent is $81,600 a year, roughly a 3.4% gross yield on a $2.4M value, before taxes, assessments, insurance, maintenance, management and vacancy. Releasing that capital may be the stronger move.
03 · The current Irvine market
73
Median days on market, Beacon Park (Sept 2026)
20
Active listings reported in the neighborhood
$2M to $3M
The detached 4 bedroom segment where 101 Prone truly competes
Competition
159 Newington · ~2,906 sq ft · marketed around $2.198M
108 Tinker · ~4,035 sq ft · offered at $3.537M
The takeaway
101 Prone wins on land, location and lifestyle, not square footage alone. The campaign must sell scarcity.
04 · Comparable sales & market value
| Property | Reported sale | Sq ft | $/sq ft |
|---|---|---|---|
| 101 Newall | $2,200,000 | 2,845 | $773 |
| 118 Ritual | $2,225,000 | 3,000 | $742 |
| 109 Nickel | $2,720,000 | 3,404 | $799 |
| 102 Derailer~7,427 sq ft lot, closest match | $2,990,000 | 2,796 | $1,069 |
| 81 Ray | $3,160,000 | 3,466 | $912 |
Value sensitivity · 2,680 sq ft
$2,412,000
Implied value
Provisional range $2.2M to $2.6M. Sales from Redfin and Realtor.com; dates, consideration and adjustments to be verified in a CRMLS CMA. Not an appraisal.
05 · Traditional vs. Sellers Reserve
Price based listing
Sellers Reserve
A conventional listing can suit sellers who prioritize price exploration over timing certainty. For a home with 101 Prone's scarcity, a structured competitive event is worth serious consideration.
06 · Buyer attraction strategy
Wants more usable land and room to entertain without leaving Irvine.
Value a downstairs bedroom and bath and flexible living zones.
Moving for work, schools or lifestyle; seek newer homes and community amenities.
Segments describe marketing audiences only; advertising remains inclusive and fair housing compliant. No claims about ADU or pool potential until verified.
07 · The 21 day campaign
November 21, 2026
Final reserve confirmation, auction on Saturday Nov 21, contract execution if reserve is met.
Proposed campaign dates, subject to seller approval.
Days 1 to 5
Nov 1 to Nov 5
Inspection, seller objectives, contract review, photography, cinematic film, floor plan, due diligence pack, pricing analysis.
Days 6 to 12
Nov 6 to Nov 12
Property website, digital ads, social campaigns, buyer database, broker outreach, scheduled inspections.
Days 13 to 19
Nov 13 to Nov 19
Retargeting, second inspections, buyer qualification, financing checks, bidder registration, reserve consultation.
Days 20 to 21
Nov 20 to Nov 21
Final reserve confirmation, auction on Saturday Nov 21, contract execution if reserve is met.
Following 5 days
Nov 22 to Nov 26
If the reserve isn't met, expressions of interest and best and final offers before any conventional campaign.
Proposed schedule with ~16 days of active exposure; adjusted for access, brokerage requirements and approved auction documentation.
08 · Reserve protection & sale process
01
Reserve agreed privately with you, informed by evidence and buyer feedback.
02
Final reserve confirmed before bidding opens on Nov 21.
03
Registered, qualified bidders compete in the open.
04
Reserve met: contract executed. Not met: you're never compelled to sell.
An auction is not a guaranteed sale or a guaranteed premium. The reserve protects you from accepting an unacceptable price under the agreed terms.
09 · Investment, fees & net proceeds
Illustrative property value
$2,412,000
Sellers Reserve fee · 1.5%
$36,180
Cindy's commission
Separately negotiated
Agreed directly with Cindy under your brokerage agreement, not included in the Sellers Reserve fee.
0% buyer's premium
A buyer's premium ultimately costs the seller.
Buyers work within a total budget. A premium added to the purchase price reduces what they can bid for your home. Sellers Reserve does not charge a buyer's premium, so buyers can direct their purchase budget to the property instead.
Sellers Reserve is 1.5% of the sale price. The example follows the value slider. Cindy's negotiated commission and other selling costs are separate; no combined commission is assumed. Net proceeds also depend on loans, liens, HOA, Mello Roos, assessments and tax advice.
10 · Your team
Auction strategy & project leadership
Founder & CEO · Sellers Reserve · CA DRE #02076897
Michael brings a career in Australian and Californian real estate to an auction led approach, 27 years in real estate and more than 2,000 homes sold across his career, per the Sellers Reserve biography. He orchestrates preparation, creative production, buyer attraction and the auction event as one program.
Learn more about Michael
Seller representation & local guidance
Broker Associate · REAL Broker · CA DRE #01921826
Founder of Cindy Chin Realty International and leader of REAL RISE OC, with an Orange County and Greater Los Angeles practice. Cindy leads seller advice, pricing and offer discussions, broker relationships, negotiation and transaction oversight, while Sellers Reserve adds specialist auction capability.
Learn more about CindyMichael · At the auction
Footage from a previous Sellers Reserve auction, illustrates the setting, not this property or a guaranteed result.
11 · Your decision
To finalize the proposal, let's confirm together:
Auction day
Saturday, November 21, 2026
Campaign preparation begins November 1. Proposed signing target: October 31, subject to your approval.