Ground-Floor Residential Income
New
For Sale
$250,000
808 Ronda Mendoza C, Laguna Woods, CA 92637
Laguna Woods, CA
Property Size770 SF
Price / SF$324.68
Days on Market3
Property Features for 808 Ronda Mendoza C
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
1
Bathrooms
1
Full bathrooms
1
Rooms
Laundry Room, Bathroom 1, Bedroom 1
Spa
1
Interior features
Open Floorplan
Subdivision
Leisure World (LW)
View
Bluff
Elementary school district
Saddleback Valley Unified
Middle school district
Saddleback Valley Unified
High school district
Saddleback Valley Unified
Directions
Enter at Gate 2
Standard status
Active
APN
94737642
Size
770 SF
Taxes and HOA fees
HOA Fee
$1,004 Monthly
Utilities
Water source
Public
Amenities
enclosed patio
27-hole championship golf course
9-hole executive course
tennis and pickleball courts
multiple swimming pools
fitness centers
equestrian facilities
community gardens
art studios
world-class woodshop
more than 200 clubs and organizations
community bus service
economical RV storage
24-hour guard-gated security
Building Details
Year built
1967
Floors in Building
1
Number of units
1
Listing Agency:
Seven Gables Real Estate
(714) 974-7000
Listed By:
Erin White-Freimann · License #01402479
(714) 350-4548
Added: Sep 21
Last Checked: Sep 23 at 6:06PM
MLS# PW26205927
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 ground-floor, end-unit residential income property is configured as a one-bedroom Cadiz model with approximately 770 square feet of living space. The interior includes an open floor plan, refreshed paint and carpeting, a living and dining area, kitchen with white cabinetry and built-in appliances, a bedroom with wall-to-wall closet, and a bathroom with tub and shower combination. An enclosed, window-lined front patio provides additional flexible space, while public water service supports the residence.
Built in 1967, the property is located within Laguna Woods Village, a 55+ community with a broad range of resident amenities. The community includes a 27-hole championship golf course, 9-hole executive course, tennis and pickleball courts, swimming pools, fitness centers, equestrian facilities, community gardens, art studios, a woodshop, more than 200 clubs and organizations, bus service, RV storage, and 24-hour guard-gated security. Shopping, dining, medical facilities, and Laguna Beach are described as minutes away.
Built in 1967, the property is located within Laguna Woods Village, a 55+ community with a broad range of resident amenities. The community includes a 27-hole championship golf course, 9-hole executive course, tennis and pickleball courts, swimming pools, fitness centers, equestrian facilities, community gardens, art studios, a woodshop, more than 200 clubs and organizations, bus service, RV storage, and 24-hour guard-gated security. Shopping, dining, medical facilities, and Laguna Beach are described as minutes away.
Key Highlights
- Ground‑floor, end‑unit Cadiz model with 1 bedroom
- Approximately 770 square feet of living space
- Enclosed front patio surrounded by windows and mature trees
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
$14,697
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
5.88%
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%
$293,940
$293.9K
Cap Rate 7%
$209,957
$210.0K
Cap Rate 9%
$163,300
$163.3K
Market Conditions
NOI Build-Up for 770 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
$27.7K $36.00/SF
− Vacancy
−$998 −$1.30/SF
EGI
$26.7K $34.70/SF
− OpEx
−$12.0K −$15.62/SF
NOI
$14.7K $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%
$293,940
Cap Rate 7%
$209,957
Cap Rate 9%
$163,300
Alternative Uses
Best Use
Apartment 5plus
$210.0K
$183.7K – $245.0K
NOI $14,697 @ 7.0% cap · market cap 5.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$258.6K
$226.3K – $301.7K
NOI $18,104 @ 7.0% cap · market cap 7.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,000
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 - One-bedroom end-unit residence with an enclosed patio and access to extensive Laguna Woods Village amenities.
Where is this residential income property located?
The property is located at 808 Ronda Mendoza C Laguna Woods, CA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Ground‑floor, end‑unit Cadiz model with 1 bedroom; Approximately 770 square feet of living space; Enclosed front patio surrounded by windows and mature trees
