Two-Bedroom Income
For Sale
$375,000
845 Ronda Mendoza, Laguna Woods, CA 92637
Laguna Woods, CA
Property Size1,009 SF
Price / SF$371.66
Days on Market18
Property Features for 845 Ronda Mendoza
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
1
Rooms
Bedroom 2, Laundry Room, Kitchen, Bathroom 2, Bedroom 1, Bathroom 1
Parking
1
Parking features
Assigned, Carport
Spa
1
Patio and Porch features
Deck
Interior features
Balcony, Built-in Features, Living Room Balcony, Ceiling Fan(s), Granite Counters
Appliances
Refrigerator, Electric Range, Electric Oven, Dishwasher
Subdivision
Leisure World (LW)
Elementary school district
Saddleback Valley Unified
Middle school district
Saddleback Valley Unified
High school district
Saddleback Valley Unified
Directions
El Toro Rd, left on Paseo Valencia, right on Via Estrada at GATE # 2
Standard status
Active
APN
62102203
Size
1,009 SF
Taxes and HOA fees
HOA Fee
$827 Monthly
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Radiant
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Amenities
golf courses
tennis
pickleball courts
swimming pools
spas
fitness centers
clubhouses
garden centers
library
performing arts
woodworking facilities
Building Details
Year built
1967
Floors in Building
1
Number of units
1
Listing Agency:
Seven Gables Real Estate
(714) 731-3777
Listed By:
Jason Isley · License #01453868
(714) 478-6750
Added: Aug 17
Changed: Sep 2
Last Checked: Sep 3 at 2:06PM
MLS# PW26190837
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 Casa Contenta residence, built in 1967, offers two bedrooms and two bathrooms in a no-stairs layout. Living and dining areas connect with a kitchen equipped with white cabinetry, granite counters, a breakfast bar, electric range, electric oven, refrigerator, and dishwasher. The home also includes wood-look flooring, crown molding, plantation shutters, ceiling fans, and a covered balcony with neighborhood views and mature trees.
Located at 845 Ronda Mendoza in Laguna Woods, the property includes assigned carport parking, public water, public sewer, and cable availability. Community amenities identified for Laguna Woods include two championship golf courses, tennis and pickleball courts, five swimming pools and spas, three fitness centers, seven clubhouses, garden centers, a library, performing arts facilities, woodworking facilities, clubs, classes, and other activities.
Located at 845 Ronda Mendoza in Laguna Woods, the property includes assigned carport parking, public water, public sewer, and cable availability. Community amenities identified for Laguna Woods include two championship golf courses, tennis and pickleball courts, five swimming pools and spas, three fitness centers, seven clubhouses, garden centers, a library, performing arts facilities, woodworking facilities, clubs, classes, and other activities.
Key Highlights
- 1,009 SF Casa Contenta residence with 2 bedrooms and 2 bathrooms
- No‑stairs layout with nearby parking and easy entry
- Expansive covered balcony with neighborhood views 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
$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
5.14%
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 5.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$338.9K
$296.5K – $395.4K
NOI $23,723 @ 7.0% cap · market cap 6.33%
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
781
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 - Casa Contenta residence with step-free entry, covered balcony, granite kitchen counters, and assigned carport parking.
Where is this residential income property located?
The property is located at 845 Ronda Mendoza Laguna Woods, CA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 1,009 SF Casa Contenta residence with 2 bedrooms and 2 bathrooms; No‑stairs layout with nearby parking and easy entry; Expansive covered balcony with neighborhood views and mature trees
