Quadplex with Private
For Sale
$478,000
534 Via Estrada, Laguna Woods, CA 92637
Laguna Woods, CA
Property Size1,000 SF
Price / SF$478
Days on Market46
Property Features for 534 Via Estrada
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
1
Rooms
Bathroom 1, Laundry Room, Bedroom 1, Bedroom 2
Parking
1
Parking features
Guest, Covered, Carport
Appliances
Water Heater, Refrigerator, Dishwasher
Subdivision
Leisure World (LW)
View
Park
Elementary school district
Saddleback Valley Unified
Middle school district
Saddleback Valley Unified
High school district
Saddleback Valley Unified
Directions
Gate 2 go to 2nd left
Standard status
Active
Size
1,000 SF
Taxes and HOA fees
HOA Fee
$827 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Ductless (Heating)
Cooling system
Zoned, Ductless
Water source
Public
Amenities
inside laundry
skylights
private patio
golf courses
clubhouses
swimming pools
fitness centers
pickleball and tennis courts
equestrian center
performing arts center
walking trails
hobby and craft facilities
community transportation
Building Details
Year built
1966
Floors in Building
1
Number of units
4
Listing Agency:
Surterre Properties Inc
(949) 545-2000
Listed By:
Dave Dyssegard · License #01895099
(949) 315-1206
Added: Jul 8
Changed: Aug 19
Last Checked: Aug 22 at 5:06PM
MLS# OC26148666
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Updated Madrid model home featuring 2 bedrooms, 1 bathroom, and inside laundry. The residence is filled with natural light from multiple skylights, with newer flooring in the spacious living area. The kitchen has been updated and includes newer appliances, supporting day-to-day meal prep. Outdoors, a large private patio offers space for dining or relaxing, with views over lush greenery and an expansive grassy area.
Set at 534 Via Estrada in Laguna Woods (Orange County), the home is served by public water and public sewer. Heating is ductless, and cooling is zoned with ductless systems. Parking includes a carport plus guest and covered spaces.
Residents of Laguna Woods Village have access to extensive 55+ amenities, including two golf courses, multiple clubhouses, swimming pools, fitness centers, pickleball and tennis courts, an equestrian center, a performing arts center, walking trails, and hobby and craft facilities, along with more than 250 clubs and social organizations.
Set at 534 Via Estrada in Laguna Woods (Orange County), the home is served by public water and public sewer. Heating is ductless, and cooling is zoned with ductless systems. Parking includes a carport plus guest and covered spaces.
Residents of Laguna Woods Village have access to extensive 55+ amenities, including two golf courses, multiple clubhouses, swimming pools, fitness centers, pickleball and tennis courts, an equestrian center, a performing arts center, walking trails, and hobby and craft facilities, along with more than 250 clubs and social organizations.
Key Highlights
- Updated Madrid model with 2 bedrooms, 1 bathroom, and inside laundry
- Multiple skylights bring natural light to the living area
- Large private patio with views of lush greenery and expansive grassy area
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$21,093
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.41%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$421,860
$421.9K
Cap Rate 7%
$301,329
$301.3K
Cap Rate 9%
$234,367
$234.4K
Market Conditions
NOI Build-Up for 1,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$31.2K $31.20/SF
− Vacancy
−$1.1K −$1.07/SF
EGI
$30.1K $30.13/SF
− OpEx
−$9.0K −$9.04/SF
NOI
$21.1K $21.09/SF
Area
Orange County, CA
Vacancy
3.42%
Lease Rate
$31.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$421,860
Cap Rate 7%
$301,329
Cap Rate 9%
$234,367
Alternative Uses
Best Use
Multifamily LT 5
$301.3K
$263.7K – $351.6K
NOI $21,093 @ 7.0% cap · market cap 4.41%
Second Best
Apartment 5plus
$272.7K
$238.6K – $318.1K
NOI $19,087 @ 7.0% cap · market cap 3.99%
Theoretical Best
Office A
$335.9K
$293.9K – $391.9K
NOI $23,512 @ 7.0% cap · market cap 4.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,782
Businesses Nearby
Explore this area
Business Placement
Demographics for 92637, CA
17,644
Population
13,494
Households
1.3
Avg Household Size
75
Median Age
52%
College-Educated
97%
High-School Grad
3.0 sq mi
ZIP Area
5,881
Density / Sq Mi
$60,235
Median Household Income
$40,375
Median Earnings
$2,232
Median Rent
$364,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Updated 2-bedroom, 1-bath home with inside laundry, skylights, and a large private patio in a 55+ community.
Where is this quadplex located?
The property is located at 534 Via Estrada Laguna Woods, CA.
What is the asking price?
The asking price for this property is $478,000.
What are key features of this property?
This property features: Updated Madrid model with 2 bedrooms, 1 bathroom, and inside laundry; Multiple skylights bring natural light to the living area; Large private patio with views of lush greenery and expansive grassy area
