Upper-Level Co-Op with
For Sale
Under Contract
$318,000
878 Via Mendoza, Laguna Woods, CA 92637
MULTI_FAMILY - Laguna Woods, CA
Property Size1,057 SF
Price / SF$300.85
Days on Market64
Property Features for 878 Via Mendoza
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
2
Bathrooms
2
Full bathrooms
1
Rooms
Bathroom 2, Kitchen, Laundry Room, Bathroom 1, Bedroom 1, Bedroom 2
Parking
1
Parking features
Assigned, Carport
Spa
1
Window features
Screens
Interior features
Balcony, Laminate Counters, Furnished, Living Room Balcony, Open Floorplan
Exterior features
Awning(s)
Appliances
Electric Oven, Electric Water Heater, Electric Cooktop, Range Hood, Refrigerator, Disposal, Dishwasher, Microwave
Subdivision
Leisure World (LW)
Lot features
Landscaped, Near Public Transit, Greenbelt
View
Hills, City
Elementary school district
Saddleback Valley Unified
Middle school district
Saddleback Valley Unified
High school district
Saddleback Valley Unified
Directions
Gate 1, from Ave Sevilla turn right on Via Mendoza, then right into culdesac 81
Standard status
Active Under Contract
Size
1,057 SF
Taxes and HOA fees
HOA Fee
$1,177 Monthly
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Radiant, Wall Furnace
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1967
Floors in Building
1
Number of units
1
Flooring type
Tile, Carpet
Building materials
Concrete, Stucco, Glass, Drywall Walls
Roof type
Tile
Listing Agency:
First Team Real Estate
(949) 240-7979
Listed By:
Bonnie Foley · License #01371482
(949) 294-0719
Added: Jun 14
Changed: Aug 11
Last Checked: Aug 16 at 10:06AM
MLS# OC26122833
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 upper-level Castilla model co-op offers a spacious two-bedroom, two-bath layout with approximately 1,057 square feet. Living and dining areas open to a private balcony, and abundant natural light runs through the home. The primary suite includes a dressing area with an included washer and dryer, with ample closet and storage space throughout.
Recent community improvements include a complete exterior repaint of the building, covering decks, railings, and rain gutters. Set within the Laguna Woods Village 55+ community, residents have access to 27- and 9-hole golf courses, multiple clubhouses, swimming pools, fitness centers, tennis and pickleball courts, equestrian facilities, gardening areas, arts and crafts studios, a performing arts center, and over 250 clubs and organizations, along with convenient community transportation.
The elevated position provides tree and sunset views from the main living areas and balcony.
Recent community improvements include a complete exterior repaint of the building, covering decks, railings, and rain gutters. Set within the Laguna Woods Village 55+ community, residents have access to 27- and 9-hole golf courses, multiple clubhouses, swimming pools, fitness centers, tennis and pickleball courts, equestrian facilities, gardening areas, arts and crafts studios, a performing arts center, and over 250 clubs and organizations, along with convenient community transportation.
The elevated position provides tree and sunset views from the main living areas and balcony.
Key Highlights
- 2‑bedroom, 2‑bath upper‑level co‑op in Laguna Woods Village (55+) with approximately 1,057 SF
- Private balcony plus open floorplan; living room and dining room offer sunset and tree views
- Primary suite includes a dressing area with an included 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
$20,175
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
6.34%
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%
$403,500
$403.5K
Cap Rate 7%
$288,214
$288.2K
Cap Rate 9%
$224,167
$224.2K
Market Conditions
NOI Build-Up for 1,057 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
$38.1K $36.00/SF
− Vacancy
−$1.4K −$1.30/SF
EGI
$36.7K $34.70/SF
− OpEx
−$16.5K −$15.62/SF
NOI
$20.2K $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%
$403,500
Cap Rate 7%
$288,214
Cap Rate 9%
$224,167
Alternative Uses
Best Use
Apartment 5plus
$288.2K
$252.2K – $336.3K
NOI $20,175 @ 7.0% cap · market cap 6.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$355.0K
$310.7K – $414.2K
NOI $24,852 @ 7.0% cap · market cap 7.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
810
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?
Single family property - Upper-level 2 bed, 2 bath co-op with private balcony and washer/dryer in the primary suite, updated exterior systems.
Where is this single family property located?
The property is located at 878 Via Mendoza Laguna Woods, CA.
What is the asking price?
The asking price for this property is $318,000.
What are key features of this property?
This property features: 2‑bedroom, 2‑bath upper‑level co‑op in Laguna Woods Village (55+) with approximately 1,057 SF; Private balcony plus open floorplan; living room and dining room offer sunset and tree views; Primary suite includes a dressing area with an included washer and dryer
