Upper-Level Residential Income
For Sale
$399,000
659 Avenida Sevilla, Laguna Woods, CA 92637
Laguna Woods, CA
Property Size1,009 SF
Price / SF$395.44
Days on Market10
Property Features for 659 Avenida Sevilla
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
1
Rooms
Laundry Room, Bathroom 1, Kitchen, Bedroom 2, Bedroom 1, Bathroom 2
Parking
1
Parking features
Assigned, Covered, Guest, Carport
Spa
1
Window features
Skylight(s), Double Pane Windows, Screens
Interior features
Living Room Balcony, Ceiling Fan(s), Pantry, Recessed Lighting, Granite Counters
Appliances
Disposal, Electric Water Heater, Refrigerator, Electric Oven, Dishwasher, Electric Cooktop
Subdivision
Leisure World (LW)
Elementary school district
Saddleback Valley Unified
Middle school district
Saddleback Valley Unified
High school district
Saddleback Valley Unified
Directions
From Ave Sevilla, Cross over Aliso Creek and left into CDS 13 and follow the signs
Standard status
Active
Size
1,009 SF
Taxes and HOA fees
HOA Fee
$827 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Radiant, Heat Pump (Heating), Electric (Heating)
Cooling system
Wall/Window Unit(s), Electric, Heat Pump, Window Unit(s)
Water source
Public
Building Details
Year built
1964
Floors in Building
1
Number of units
1
Flooring type
Tile, Laminate
Listing Agency:
Laguna Premier Realty Inc.
(949) 900-6930
Listed By:
Donna Empfield · License #01386605
(949) 939-5747
Added: Sep 3
Changed: Sep 11
Last Checked: Sep 12 at 4:06PM
MLS# OC26195286
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 1,009-square-foot upper-level co-op in Laguna Woods includes two bedrooms, two bathrooms, a living room, dining area, kitchen, and laundry room. The remodeled kitchen features wood cabinetry, granite counters, tile flooring, a skylight, recessed lighting, and a full appliance package. The residence also offers dual-pane windows, smooth ceilings, crown molding, paneled interior doors, ceiling fans, custom closet organizers, and a primary suite with a walk-in shower and full-size stackable washer and dryer.
A southeast-facing balcony extends from the living area and guest bedroom, with elevated views toward the surrounding landscape and mountains. Parking includes an assigned covered carport, along with guest parking. Public water and public sewer serve the property, which was built in 1964 and includes access to a spa.
A southeast-facing balcony extends from the living area and guest bedroom, with elevated views toward the surrounding landscape and mountains. Parking includes an assigned covered carport, along with guest parking. Public water and public sewer serve the property, which was built in 1964 and includes access to a spa.
Key Highlights
- 1,009‑square‑foot upper‑level co‑op with 2 bedrooms and 2 bathrooms
- Southeast‑facing balcony accessible from the living area and guest bedroom
- Remodeled kitchen with granite counters, wood cabinetry, skylight, and recessed lighting
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
$19,259
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
4.83%
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%
$385,180
$385.2K
Cap Rate 7%
$275,129
$275.1K
Cap Rate 9%
$213,989
$214.0K
Market Conditions
NOI Build-Up for 1,009 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
$36.3K $36.00/SF
− Vacancy
−$1.3K −$1.30/SF
EGI
$35.0K $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%
$385,180
Cap Rate 7%
$275,129
Cap Rate 9%
$213,989
Alternative Uses
Best Use
Apartment 5plus
$275.1K
$240.7K – $321.0K
NOI $19,259 @ 7.0% cap · market cap 4.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$338.9K
$296.5K – $395.4K
NOI $23,723 @ 7.0% cap · market cap 5.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,014
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
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom co-op with a remodeled kitchen, private balcony, and in-unit laundry.
Where is this residential income property located?
The property is located at 659 Avenida Sevilla Laguna Woods, CA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 1,009‑square‑foot upper‑level co‑op with 2 bedrooms and 2 bathrooms; Southeast‑facing balcony accessible from the living area and guest bedroom; Remodeled kitchen with granite counters, wood cabinetry, skylight, and recessed lighting
