End-Unit Residential Income
For Sale
$289,000
812-A Ronda Mendoza, Laguna Woods, CA 92637
Laguna Woods, CA
Property Size1,009 SF
Lot Size0.02 Acres
Price / SF$286.42
Days on Market153
Property Features for 812-A Ronda Mendoza
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Exercise Room, Bathroom 2, Bathroom 1, Bedroom 1, Exercise Room, Bedroom 2, Laundry Room, Game Room
Parking features
Assigned, Carport
Spa
1
Window features
Plantation Shutters
Patio and Porch features
Porch, Patio
Interior features
Unfurnished, Living Room Balcony
Appliances
Electric Oven, Electric Water Heater, Electric Cooktop, Refrigerator, Freezer, Electric Range, Disposal, Dishwasher, Microwave
Subdivision
Leisure World (LW)
Lot features
6-10 Units/ Acre
View
City, Park
Elementary school district
Saddleback Valley Unified
Middle school district
Saddleback Valley Unified
High school district
Saddleback Valley Unified
Directions
Gate 1 all the way passed gate 3 on Avenida Sevilla right on Ronda Mendoza to the end on the left UNIT A
Standard status
Active
Size
1,009 SF
Lot size
0.02 Acres
Taxes and HOA fees
HOA Fee
$827 Monthly
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Radiant
Cooling system
Window Unit(s), Heat Pump, Wall/Window Unit(s)
Water source
Public
Amenities
enclosed balcony
in-unit washer and dryer
additional AC unit
Building Details
Year built
1966
Floors in Building
1
Flooring type
Laminate
Architectural style
Modern
Additional Structures
Storage
Listing Agency:
Regency Real Estate Brokers
(949) 707-4400
Listed By:
Jill Daley-Burnett · License #01005640
(949) 289-7830
Added: Apr 3
Changed: Sep 1
Last Checked: Sep 2 at 2:06AM
MLS# OC26072213
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 1009-square-foot residential income property is an end unit with two bedrooms and two bathrooms. The no-stair layout includes a living room balcony, enclosed balcony space, a laundry room with in-unit appliances, laminate flooring, and a modern architectural style. Heating and cooling are provided by heat pump systems, radiant heat, and wall or window units. The residence was built in 1966 and has public water and sewer service.
The property is located within a 2,100-acre Laguna Woods community offering golf facilities, pools, clubhouses, art studios, sports courts, fitness centers, gardens, equestrian facilities, transportation, clubs, and a performing arts center. Parking includes an assigned space and carport. The home also includes a porch, patio, spa, and a kitchen equipped with electric cooking appliances, refrigerator, freezer, dishwasher, disposal, and microwave.
The property is located within a 2,100-acre Laguna Woods community offering golf facilities, pools, clubhouses, art studios, sports courts, fitness centers, gardens, equestrian facilities, transportation, clubs, and a performing arts center. Parking includes an assigned space and carport. The home also includes a porch, patio, spa, and a kitchen equipped with electric cooking appliances, refrigerator, freezer, dishwasher, disposal, and microwave.
Key Highlights
- 2‑bedroom, 2‑bath end‑unit home with no stairs
- 1009 square feet; built in 1966
- Enclosed balcony, living room balcony, porch, and patio
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
6.66%
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 6.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$338.9K
$296.5K – $395.4K
NOI $23,723 @ 7.0% cap · market cap 8.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - No-stair layout with enclosed balcony, in-unit laundry, and assigned carport parking.
Where is this residential income property located?
The property is located at 812-A Ronda Mendoza Laguna Woods, CA.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: 2‑bedroom, 2‑bath end‑unit home with no stairs; 1009 square feet; built in 1966; Enclosed balcony, living room balcony, porch, and patio
