Renovated Residential Income
For Sale
$609,000
Pending
802 Ronda Mendoza, Laguna Woods, CA 92637
Laguna Woods, CA
Property Size1,010 SF
Lot Size0.02 Acres
Days on Market60
Property Features for 802 Ronda Mendoza
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Laundry Room, Bathroom 2, Bedroom 2, Kitchen
Parking
1
Parking features
Carport, Assigned, Covered, Guest
Spa
1
Window features
Double Pane Windows, Screens, Skylight(s)
Interior features
Balcony, Quartz Counters, Built-in Features, Living Room Balcony, Pantry, Recessed Lighting, Storage
Exterior features
Rain Gutters
Appliances
Electric Oven, Electric Cooktop, Water Line to Refrigerator, Ice Maker, Self Cleaning Oven, Refrigerator, Freezer, Electric Range, Disposal, Dishwasher, Vented Exhaust Fan, Microwave, Water Heater
Subdivision
Leisure World (LW)
Lot features
Corner Lot, Level with Street, Greenbelt
View
Park
Elementary school district
Saddleback Valley Unified
Middle school district
Saddleback Valley Unified
High school district
Saddleback Valley Unified
Directions
Enter Gate 3. Right on Avenida Sevilla, Right on Via Mendoza, Right on Ronda Mendoza, Take the first left
Standard status
Pending
Size
1,010 SF
Lot size
0.02 Acres
Taxes and HOA fees
HOA Fee
$827 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
balcony
central air conditioning
in-unit washer and dryer
golf course
tennis and pickleball courts
fitness centers
swimming pools
equestrian center
community gardens
art studios
woodshop
clubs
community bus service
RV storage
guard-gated security
Building Details
Year built
1966
Floors in Building
1
Number of units
6
Flooring type
Vinyl
Roof type
Tile
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Laguna Premier Realty Inc.
(949) 900-6930
Listed By:
Jennifer Heflin · License #01225015
(949) 648-0329
Added: Jun 25
Changed: Aug 20
Last Checked: Aug 23 at 3:06PM
MLS# OC26144789
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.
This 1,010-square-foot residence has been comprehensively renovated with an open-concept interior, luxury vinyl flooring, expansive windows, a skylight, and recessed lighting. The kitchen includes new cabinetry, stainless steel appliances, quartz counters, and a center island. Two bathrooms feature custom walk-in showers, designer tile, upgraded fixtures, and tailored vanities. Additional improvements include new windows, interior and mirrored closet doors, designer paint, central air conditioning, and an in-unit washer and dryer. The home has no stairs and includes a balcony overlooking the living area and guest bedroom.
The property is located within Laguna Woods Village, a 55+ community offering golf courses, tennis and pickleball courts, fitness centers, swimming pools, an equestrian center, community gardens, art studios, a woodshop, and more than 200 clubs and organizations. Community features also include bus service, RV storage, and guard-gated security. Carport 580, Space 3 is assigned to the property.
The property is located within Laguna Woods Village, a 55+ community offering golf courses, tennis and pickleball courts, fitness centers, swimming pools, an equestrian center, community gardens, art studios, a woodshop, and more than 200 clubs and organizations. Community features also include bus service, RV storage, and guard-gated security. Carport 580, Space 3 is assigned to the property.
Key Highlights
- 1,010‑square‑foot renovated residence in Laguna Woods Village
- Updated kitchen with new cabinetry, stainless steel appliances, quartz counters, and center island
- Two remodeled bathrooms with custom walk‑in showers and designer tilework
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
$19,278
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
3.17%
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%
$385,560
$385.6K
Cap Rate 7%
$275,400
$275.4K
Cap Rate 9%
$214,200
$214.2K
Market Conditions
NOI Build-Up for 1,010 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
$36.4K $36.00/SF
− Vacancy
−$1.3K −$1.30/SF
EGI
$35.1K $34.70/SF
− OpEx
−$15.8K −$15.62/SF
NOI
$19.3K $19.09/SF
Area
Orange County, CA
Vacancy
3.60%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
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%
$385,560
Cap Rate 7%
$275,400
Cap Rate 9%
$214,200
Alternative Uses
Best Use
Apartment 5plus
$275.4K
$241.0K – $321.3K
NOI $19,278 @ 7.0% cap · market cap 3.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$339.2K
$296.8K – $395.8K
NOI $23,747 @ 7.0% cap · market cap 3.90%
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
813
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Fully updated home with an open layout, balcony, contemporary kitchen, remodeled bathrooms, and in-unit laundry.
Where is this residential income property located?
The property is located at 802 Ronda Mendoza Laguna Woods, CA.
What is the asking price?
The asking price for this property is $609,000.
What are key features of this property?
This property features: 1,010‑square‑foot renovated residence in Laguna Woods Village; Updated kitchen with new cabinetry, stainless steel appliances, quartz counters, and center island; Two remodeled bathrooms with custom walk‑in showers and designer tilework
