Building Details

Building Size 1,376 SF

Year Built 2001

Stories 2

Listing Agency: CORCORAN GLOBAL LIVING s***@kw.com Show Phone

Listed By: Shelley Smart · License #01738611 Show Phone

Source: Kw

Added: Jul 30, 2025 Changed: Aug 27 Last Checked: Aug 31 at 1:17AM

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Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of CORCORAN GLOBAL LIVING

Investment Insights

Based on property information with market context.

This 1376 square foot end unit condo, featuring three bedrooms and two and a half bathrooms, benefits from abundant natural light. The property includes a fenced patio that overlooks garden areas. Recent upgrades totaling over $80,000 include a new outdoor grille, front door, phantom screen, new entry-level wood floors and baseboards downstairs, and crown molding throughout. The kitchen features quartz countertops, a new sink, and stainless steel appliances. The half bath has a new sink and toilet. Additional upgrades include new attic insulation, new blinds, and a new water heater. The property was repiped in 2022 by Repipe 1 and has a freshly painted exterior. Located in Ladera Ranch, the property is near Chaparral Elementary School, Mercantile Shopping Center, club swimming pools, tennis courts, and other amenities. It is also within close proximity to the 5 Freeway, Dana Point, and Laguna Beach.

Key Highlights

• Extensive recent upgrades totaling over $80K, including new kitchen appliances, quartz countertops, flooring, and more.
• Desirable end‑unit condo with ample natural light, sharing only one wall.
• Prime location within walking distance to Chaparral Elementary School, Mercantile Shopping Center, pools, and tennis courts.

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

$26,264

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

3.07%

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%

$525,280 $525.3K

Cap Rate 7%

$375,200 $375.2K

Cap Rate 9%

$291,822 $291.8K

Market Conditions

NOI Build-Up for 1,376 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

$49.5K $36.00/SF

− Vacancy

−$1.8K −$1.30/SF

EGI

$47.8K $34.70/SF

− OpEx

−$21.5K −$15.62/SF

NOI

$26.3K $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%

$525,280

Cap Rate 7%

$375,200

Cap Rate 9%

$291,822

Alternative Uses

Best Use

Apartment 5plus

$375.2K

$328.3K – $437.7K (±1% cap)

NOI $26,264 @ 7.0% cap · market cap 3.07%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$462.2K

$404.4K – $539.2K (±1% cap)

NOI $32,352 @ 7.0% cap · market cap 3.78%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Apartment buildings

Suggested Use

Top Pick Parking Lot & Garage Locksmith Florist (Bike/Boat/Book/etc) Store Tanning Salon Storage Facility

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

1,016

Businesses Nearby

Explore this area Business Placement

Demographics for 92694, CA

36,637

Population

12,424

Households

2.9

Avg Household Size

36

Median Age

65%

College-Educated

98%

High-School Grad

40.2 sq mi

ZIP Area

911

Density / Sq Mi

$183,168

Median Household Income

$91,641

Median Earnings

$3,318

Median Rent

$1,042,600

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Apartment building - Three-bedroom Ladera Ranch condo with recent upgrades and desirable location.

Where is this apartment building located?

The property is located at 80 Three Vines Court Ladera Ladera Ranch, CA.

What is the asking price?

The asking price for this property is $855,000.

What are key features of this property?

This property features: Extensive recent upgrades totaling over $80K, including **new kitchen appliances, quartz countertops, flooring, and more**.; Desirable end‑unit condo with ample natural light, sharing only one wall.; Prime location within walking distance to Chaparral Elementary School, Mercantile Shopping Center, pools, and tennis courts.