A Custom Relaunch Strategy for
505 N Hewes Street
A warm, thoughtful relaunch plan designed specifically for your Orange home near El Modena.
505 N Hewes Street is more than a three bedroom home in Orange. It is a well maintained single family residence with a generous lot, comfortable single level living, and an established tenant, offering a thoughtful opportunity for investors and future owner users alike.
Prepared for Thi · Gregg Perrah · First Team Real Estate
Personalized Welcome
Thi, this was built specifically for your home.
This showcase was created to give you a clear, friendly view of how we would position, relaunch, and market 505 N Hewes Street.
After the previous listing expired on September 25, 2026 following 91 days on the market, a fresh approach starts with understanding your goals. We will share both the investment story and the lifestyle story, with care for the existing tenancy and a clear plan for reaching the right buyers. It is a thoughtful starting point for sitting down together.
Your Home
What Makes Your Home Stand Out
Section 03 · Photo Gallery
Inside and Around 505 N Hewes Street
Section 04 · At a Glance
The Opportunity at a Glance
The strongest relaunches are built around clarity. For 505 N Hewes Street, the opportunity is to connect established rental income, a generous lot, and single level comfort with the buyers who value them most.
Classic 1950 Orange Home
A well maintained single family home with the familiar character and welcoming feel buyers appreciate in an established Orange neighborhood.
3 Bedrooms, 2 Baths, 1,668 Sq. Ft.
A spacious floor plan with comfortable everyday living areas and room for family, guests, or a home office.
Comfortable Single Level Living
All living space on one level gives future owner users a practical layout that can serve changing needs over time, subject to the existing tenancy.
Generous 8,000 Sq. Ft. Lot
A generous lot offers outdoor breathing room and potential for future improvements, with any plans subject to city approvals and careful review.
Established Rental Income
A tenant of over 18 years currently leases the home at $3,800 per month and wishes to stay, offering investors an established rental relationship to evaluate.
2 Car Detached Garage
A detached two car garage adds useful parking and storage in a desirable Orange location near schools, shopping, dining, parks, and major freeways.
Section 05 · Positioning Strategy
How We Would Position 505 N Hewes Street
An established rental, a generous lot, and the everyday comfort of single level Orange living.
The most effective story for this home is not just "three bedrooms in Orange." The stronger story is that 505 N Hewes Street brings together a well maintained home, an 8,000 square foot lot, a single level floor plan, and a detached two car garage. For investors, the tenant of over 18 years and current $3,800 monthly rent provide a concrete starting point for evaluating income and future upside.
A fresh relaunch lets us speak to both investors and future owner users with honesty and care. Investors can review the lease, expenses, and improvement possibilities, while owner users can appreciate the classic neighborhood and generous outdoor space. Because the tenant wishes to stay, any occupancy plans must begin with a careful review of the tenancy and applicable requirements.
- Established rental income and tenant continuity
- Single level comfort for future owner users
- Generous lot with possibilities to explore
- Classic Orange neighborhood near El Modena
Section 06 · Orange · Near El Modena
Why Buyers Love This Part of Orange
Central Orange and the nearby El Modena area offer something many Orange County buyers appreciate: established neighborhoods, familiar local gathering places, and easy access to the schools, parks, shopping, and dining that make everyday life feel connected.
Established Orange Neighborhood
Classic homes and a familiar neighborhood setting give this part of Orange a welcoming sense of place.
Near El Modena
A location near El Modena connects the home to an established part of Orange with local schools and everyday conveniences nearby.
Shopping and Dining Nearby
Nearby shopping and dining make it easy to pick up essentials, enjoy a meal, and stay connected to the community.
Schools and Parks
Access to nearby schools and parks supports everyday routines and time outdoors in the surrounding Orange community.
Central County Convenience
Nearby major freeways connect Orange with employment centers and destinations across the county, while local errands stay close to home.
Section 07 · Demand Profile
Who Is Most Likely to Respond to This Home?
The most likely buyers are investors seeking an established rental and future owner users drawn to a generous lot, single level living, and a classic Orange neighborhood, with the existing tenancy considered from the start.
01
Rental Property Investors
Investors who value a tenant of over 18 years, current monthly rent of $3,800, and the opportunity to evaluate continued rental ownership.
02
Investors Exploring Upside
Buyers interested in a generous lot and future improvements, with income, expenses, lease terms, and city requirements carefully reviewed.
03
Future Owner Users
Buyers drawn to three bedrooms, single level comfort, and a classic Orange setting, whose occupancy plans can accommodate the existing tenancy.
04
Buyers Seeking Outdoor Space
People who appreciate an 8,000 square foot lot, a detached garage, and room to envision future outdoor living, subject to tenancy and approvals.
The Plan
Your Custom Relaunch Plan
Section 08 · Pricing Strategy
Relaunch Pricing Strategy
Thoughtful, current, and aligned with today's buyers.
Previous List Price
$1,099,000
91 Days on Market Without a Sale
Potential Listing Price
Call Me for a Consultation
Introduce me to your home to discuss a targeted listing price to align your home with current market trends.
Section 09 · Marketing
The Marketing Plan
The relaunch campaign is designed to help buyers understand the opportunity at 505 N Hewes Street before they ever step through the door, combining refreshed visuals, the rental and lifestyle stories, targeted exposure, and thoughtful coordination with the existing tenant.
Property Preparation
A friendly walk through with prioritized suggestions for lighting, styling, and small touches that lift buyer perception.
Premium Photography
Fresh professional photography that captures the light, the generous lot, and the classic character of the home.
Video and Aerial Media
Cinematic video and aerial footage that tells the story of the generous lot and its established Orange neighborhood.
Lifestyle Storytelling
Listing copy and visuals that connect the home to nearby schools, parks, shopping, and everyday convenience.
Targeted Digital Exposure
Focused online campaigns that reach investors, owner users, and families across Southern California.
First Team Network
Early awareness through First Team's over 2,300 agents and buyer networks to build momentum from day one.
Prestigious Partnerships
Targeting the world's most affluent buyers
Luxury Portfolio International®
Largest international network of the most powerful independent brokerages
Who's Who in Luxury Real Estate™
A collection of the finest real estate firms in the world, showcased on LuxuryRealEstate.com
First Team partners with the brokerages within these top luxury networks to market your home to the most wealthy people in the world.
Who's Who in Luxury Real Estate™
3,250 offices with 125,000 sales associates in 33 countries
LuxuryRealEstate.com
- #1 in searches on Google, Bing and Yahoo
- Top 10 visiting countries: United States, China, Canada, United Kingdom, Czechia, Germany, Australia, Japan, France, Netherlands
- 2.7 million visits annually in 55 countries
- Over $240 billion in total inventory with an average listing price of $2.6 million
Luxury Real Estate Magazine
- Emailed to the LRE® community of 75,000 agents, brokers, marketing professionals and media contacts
- Shared twice on LRE® social media channels (reach 410,000+)
- Showcased on the award winning LuxuryRealEstate.com with 6,685,000 international views per month
- Shared with LRE® partners and member community email lists and social media channels
- Posted on Issuu.com with interactive design and quick links
Section 10 · Selling Checklist
184 Things I Do When Selling Your Home
Selling your home well takes far more than a sign in the yard and a listing online. Behind every sale I handle is a detailed checklist of 184 tasks, from preparing and pricing your home before it goes on the market, to marketing and showing it, negotiating offers, coordinating the inspection and appraisal, following the loan through to closing, and checking in with you after the sale. It is the same thorough system I use for every client, so nothing falls through the cracks and you always know what is happening next.
See All 184 Things I DoSection 11 · Ways to Sell
The 5 Different Ways I Can Sell Your Home
Every home seller has goals: sell fast, get the best price, or both. Here is a quick look at your options so we can find the best fit.
- 01
Instant cash offer
Get an all cash offer from an investor and close quickly. The fastest option, but the least profitable.
- 02
List as is
List quickly and let the market set the price. Typically 2 to 4 months.
- 03
Instant cash offer+
Sell your home now and get a second check when your home resells. Fast and profitable.
- 04
Sell for max profit
Make strategic renovations to boost your home's appeal and maximize its sale price. Typically 2 to 4 months, and the most profitable.
- 05
Auction
Use our in house auction service. You pick the date, and buyers compete in a timed auction, which can push the price above list.
Meet Your Advisor
The Advisor Behind Your Relaunch
Section 12 · About
About Gregg Perrah
Executive Real Estate Advisor, REALTOR®, Seniors Real Estate Specialist (SRES)
Licensed since 1995, Gregg has over 30 years of experience helping Orange County's families with all of their real estate needs.
Gregg is an Executive Real Estate Advisor with First Team Real Estate, with over three decades of local real estate knowledge and expertise serving homeowners throughout Orange County.
Gregg pairs hyper local market knowledge with concierge level marketing and a philosophy he has built his career on: “People Before Things”. Every seller gets honest guidance, a clear plan, and steady communication from the first conversation through closing.
As a Seniors Real Estate Specialist (SRES), Gregg also helps families navigate the sale of a long held family home with patience and care.
Awards and Highlights
Over 30 Years of Local Real Estate Knowledge and Expertise
Seniors Real Estate Specialist (SRES) and Certified Real Estate Negotiator
Executive Real Estate Advisor, First Team Real Estate
First Team, the #1 independent brokerage in Southern California
Multiple Hall of Fame Award Winner over $20 million in volume for 2025
Real Estate Investment Specialist 17 years of selling business opportunities
Section 13 · Client Testimonials
What Clients Say
Relationships, repeat clients, and referrals are the truest measure of how we care for the families we serve.
"I expect a lot from the real estate agent with whom I choose to work. They need to be knowledgeable, professional, likeable and willing and capable of adding significant value to what may be one of the most important transactions in your life. Gregg consistently exceeded my expectations."
David R. Gaffney
First Team
"With Gregg, he went out of his way for my wife and me. Always willing to help us out. Every time he said he was going to take care of something, he followed through. We have family members who are realtors, but we went with Gregg."
John D. and Janet B. Folliott
First Team
"You won't find a more honest, trustworthy and dependable person than Gregg Perrah. I met and developed a professional relationship with Gregg over nine years ago and I still call upon him to serve our clients."
T. Mitchell
First Team client of 9+ years
"I have searched a long time to find a real estate agent that not only works as hard as I do, but treats my money and investments like it was his. Gregg Perrah is that person. He pulls out all the stops when it comes to marketing your investment."
Bob Cuevas
President, Laguna Pacific International
"Gregg is the most hard working, professional real estate agent I have ever met, providing excellent service, responding to questions in a timely manner, and continuously giving updates. A million thanks for the peace of mind."
Virginia
First Team
"Gregg, we all wanted to thank you from the bottom of our hearts for all of your hard work and patience. You are one of a kind and we are all grateful for making this work out. We will definitely continue to do all of our future business with you and couldn't wait to give you this review and let others know how great you are. Thanks again Gregg, you mean a lot to us."
Christina, Emanuel, Nicole and Chris
"We hired Gregg to help us with the sale of our business. Gregg has gone beyond the call of duty and spent hundreds of hours finding the right buyer for the business. We are grateful for all his help, and will recommend him to anyone who is interested in buying or selling a business or a home."
John F.
Business Sale
"Gregg was the perfect broker for me. He sold a small business of mine that I was very attached to for 31 years. He never made me feel pressured and was always quick to respond to my questions or comments without any judgment. I was always impressed with his wording and professionalism in situations that could have changed the course of the sale. Gregg is very knowledgeable and was able to complete all contracts and paperwork. I would absolutely recommend Gregg. He will have your back!"
Debbie Castillo
Business Sale
Section 14 · Track Record
First Team's Activities in Your Area
First Team sales within 2 miles of 505 N Hewes over the last 12 months
41 Homes Sold Within 2 Miles
$63.8 Million in Total Sales
23 Sellers and 25 Buyers Represented
7 homes with First Team on both sides
27 Days
Average Days on Market
32 Single Family Homes
Sold within 2 miles
Source: CRMLS closed sales within 2 miles of the subject property, 10/24/2025 to 10/24/2026. Information deemed reliable but not guaranteed.
The Power of Teamwork
Over 2,300 service professionals working to get your home sold
#1 Independent Brokerage
for closed transactions in Southern California (1)
#1 Market Share
for closed transactions in Orange County (2)
38 Office Locations
across Southern California
Over 2,300 Sales Associates
and service professionals
Founding Member
of the #1 real estate network in the world
(1) Top Broker Report published 02/2024 based on data available from 1/1/2009 to 12/31/2023, all CRMLS, all property types, all prices, aggregated brokers, as reported by CRMLS participating associations/boards of REALTORS® in California. (2) 2023 First Team and competitor transactions as reported by TrendGraphix for CRMLS Orange County, all property statuses, all prices, all property types. © TrendGraphix.
#1 in Southern California Over the Last 20 Years
First Team® sells more homes than any other brokerage
First Team
167,974.5
Coldwell Banker Residential
157,238.5
Keller Williams Realty
130,640
Realty One Group
79,456.5
eXp Realty
64,891.5
Compass
62,804
Berkshire Hathaway HomeServices
56,146
Prudential Mulhearn
45,437
Seven Gables
36,153.5
HomeSmart Evergreen Realty
35,532.5
Top Broker Report published 02/2026 based on data available from 1/1/2005 to 12/31/2025, all CRMLS, all property types, all prices, aggregated brokers, as reported by CRMLS participating associations/boards of REALTORS® in California.
Orange County's #1 Choice
More sellers trust First Team because we bring more buyers as a result of our proven buyer delivery strategies
Listing sales
Buyer sales
First Team
Listing sales
25,776
Buyer sales
21,910
Coldwell Banker Residential
Listing sales
17,329
Buyer sales
14,600
Keller Williams Realty
Listing sales
11,781
Buyer sales
10,748
Realty One Group
Listing sales
10,504
Buyer sales
11,876
Berkshire Hathaway HomeServices
Listing sales
8,436
Buyer sales
6,823
Seven Gables
Listing sales
8,565
Buyer sales
6,212
HomeSmart Evergreen Realty
Listing sales
6,249
Buyer sales
6,977
Compass
Listing sales
5,430
Buyer sales
5,792
Surterre Properties
Listing sales
5,094
Buyer sales
4,383
Regency
Listing sales
4,979
Buyer sales
3,200
First Team transactions as reported by TrendGraphix for CRMLS Orange County, all properties, aggregated brokers, all prices, 1/1/2014 to 12/31/2023. Competitor transactions as reported by Top Broker Report published January 2023 based on data available from 1/1/2014 to 12/31/2023, CRMLS Orange County, all properties, aggregated brokers, all prices. © TrendGraphix.
Section 15 · First Team Advantage
The Platform Behind the Plan
First Team Real Estate brings decades of Southern California experience, strong local brand recognition, and a seller focused marketing platform built to create demand and keep you informed throughout the process.
Southern California Presence
First Team has served Southern California homeowners since 1976, through every kind of market.
Buyer Delivery System
Proprietary tools that connect your home with active buyers before and during the public launch.
Sneak Preview
A First Team program that introduces your home to agents and buyers ahead of the MLS.
Concierge Marketing
Premium media, print, and digital marketing coordinated by a dedicated team.
Next Steps
Let's Get Your Home Sold
Section 16 · Launch Timeline
Recommended Relaunch Timeline
- 1
Strategy and Pricing Alignment
Talk through your goals, timing, and the targeted relaunch price together.
- 2
Property Refresh
Simple preparation, styling suggestions, and final presentation touches.
- 3
Media Day
New photography, video, aerial footage, and floor plan capture.
- 4
Pre Market Awareness
Share the relaunch with First Team's agent network and buyer tools.
- 5
MLS Relaunch
Go live with fresh copy, new media, and full digital distribution.
- 6
First Weekend Momentum
Coordinated open house, agent outreach, and timely feedback for you.
Section 17 · Next Steps
Recommended Next Steps
To move forward with confidence, the next step is to sit down together and align on timing, preparation, pricing, media, and how we'll stay in touch.
Ready to plan the relaunch?
I'd love to walk you through the plan, answer every question, and help you choose the best path forward for 505 N Hewes Street.
- 01Confirm the target relaunch window
- 02Agree on the targeted listing price
- 03Review property preparation suggestions
- 04Schedule photography and media
- 05Prepare fresh listing copy and marketing
- 06Build pre market awareness
- 07Go live with a coordinated MLS relaunch