One-Bedroom Residential Income
For Sale
$168,000
Pending
808 Ronda Mendoza, Laguna Woods, CA 92637
Laguna Woods, CA
Property Size770 SF
Days on Market9
Property Features for 808 Ronda Mendoza
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
1
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1, Kitchen, Laundry Room, Bedroom 1
Parking
1
Parking features
Assigned, Guest, Carport
Spa
1
Window features
Double Pane Windows, Blinds, Screens
Appliances
Disposal, Refrigerator, Range Hood, Electric Oven, 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
Enter Gate 3 off Moulton, Right onto Avenida Sevilla, Right onto Via Mendoza, Right onto Ronda Mendoza
Standard status
Pending
Size
770 SF
Taxes and HOA fees
HOA Fee
$827 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Radiant
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Amenities
golf course
tennis courts
pickleball courts
pools
fitness centers
equestrian center
community gardens
art studios
woodshop
community bus service
RV storage
guard gated security
in-unit washer/dryer
Building Details
Year built
1966
Floors in Building
1
Number of units
1
Flooring type
Vinyl, Laminate
Building materials
Frame, Stucco, Drywall Walls
Architectural style
Modern
Listing Agency:
Laguna Premier Realty Inc.
(949) 900-6930
Listed By:
Jennifer Heflin · License #01225015
(949) 648-0329
Added: Aug 27
Changed: Sep 2
Last Checked: Sep 4 at 3:06PM
MLS# OC26189566
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 Cadiz-model residence offers approximately 770 square feet with one bedroom, one bathroom, and an enclosed balcony surrounded by mature trees. The interior includes laminate and vinyl flooring, an oversized living room, a kitchen with white cabinetry, electric cooktop, built-in oven, refrigerator, range hood, and disposal, plus a walk-in shower and stackable washer and dryer. Radiant heating and wall or window unit cooling are provided.
The property includes assigned carport parking, guest parking, public water and sewer service, and was built in 1966. Laguna Woods Village amenities include golf on a 27-hole championship course and a 9-hole executive course, tennis, pickleball, pools, fitness centers, an equestrian center, community gardens, art studios, a woodshop, more than 200 clubs, community bus service, RV storage, and guard-gated security. Shopping, restaurants, medical facilities, and Laguna Beach are nearby.
The property includes assigned carport parking, guest parking, public water and sewer service, and was built in 1966. Laguna Woods Village amenities include golf on a 27-hole championship course and a 9-hole executive course, tennis, pickleball, pools, fitness centers, an equestrian center, community gardens, art studios, a woodshop, more than 200 clubs, community bus service, RV storage, and guard-gated security. Shopping, restaurants, medical facilities, and Laguna Beach are nearby.
Key Highlights
- Approximately 770 square feet with 1 bedroom and 1 bathroom
- Enclosed balcony with windows on multiple sides and mature‑tree views
- In‑unit stackable washer and dryer
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
8.75%
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 8.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$258.6K
$226.3K – $301.7K
NOI $18,104 @ 7.0% cap · market cap 10.78%
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 - Cadiz model with enclosed balcony, in-unit laundry, and assigned carport parking.
Where is this residential income property located?
The property is located at 808 Ronda Mendoza Laguna Woods, CA.
What is the asking price?
The asking price for this property is $168,000.
What are key features of this property?
This property features: Approximately 770 square feet with 1 bedroom and 1 bathroom; Enclosed balcony with windows on multiple sides and mature‑tree views; In‑unit stackable washer and dryer
