Land-Lease Ocean-View
For Sale
$340,000
G12-30802 Coast Hwy, Laguna Beach, CA 92651
2-bed, 2-bath home with new interior finishes in an ocean-view land-lease community.
Property Size1,068 SF
Price / SF$318.35
Days on Market150
Property Features for G12-30802 Coast Hwy
General Information
Standard status
Active
Size
1,068 SF
Property subtype
Manufactured In Park
Listing Agency:
Berkshire Hathaway Home Services
Listed By:
Patricia McMillan · License #02022705
(949) 499-5900
Source:
Exprealty
Added: Apr 8
Changed: Aug 20
Last Checked: Sep 1 at 11:55PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Berkshire Hathaway Home Services
Investment Insights
Based on property information with market context.
Located at G12-30802 Coast Hwy, this 2-bedroom, 2-bath home is offered within the Laguna Terrace land-lease community. The home has been recently painted inside and out, with new finished kitchen cabinets and new laminate wood flooring, providing an updated interior for day-to-day living.
Laguna Terrace is an ocean-view setting in South Laguna Beach, described as just across Coast Highway from the Montage resort and the area’s sandy beaches, with access to local shops and dining. Residents also have use of resort-style amenities, including a pool, spa, fitness center, and clubhouse.
The property is part of a land-lease community with a stated monthly land lease of $5,250 and annual increases of 3% or CPI (whichever is greater). The remarks also state there are no traditional property taxes. Home Serial #s are listed as 17615128AP/BP.
Laguna Terrace is an ocean-view setting in South Laguna Beach, described as just across Coast Highway from the Montage resort and the area’s sandy beaches, with access to local shops and dining. Residents also have use of resort-style amenities, including a pool, spa, fitness center, and clubhouse.
The property is part of a land-lease community with a stated monthly land lease of $5,250 and annual increases of 3% or CPI (whichever is greater). The remarks also state there are no traditional property taxes. Home Serial #s are listed as 17615128AP/BP.
Key Highlights
- 2‑bedroom, 2‑bath home in Laguna Terrace with ocean and canyon views
- Recent updates include new laminate wood flooring, new finished kitchen cabinets, and interior and exterior painting
- Ocean‑view land‑lease community (Laguna Terrace) with monthly land lease of $5,250/month and 3% or CPI annual increases (whichever is greater)
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
$20,385
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
6.00%
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%
$407,700
$407.7K
Cap Rate 7%
$291,214
$291.2K
Cap Rate 9%
$226,500
$226.5K
Market Conditions
NOI Build-Up for 1,068 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
$38.4K $36.00/SF
− Vacancy
−$1.4K −$1.30/SF
EGI
$37.1K $34.70/SF
− OpEx
−$16.7K −$15.62/SF
NOI
$20.4K $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%
$407,700
Cap Rate 7%
$291,214
Cap Rate 9%
$226,500
Alternative Uses
Best Use
Apartment 5plus
$291.2K
$254.8K – $339.8K
NOI $20,385 @ 7.0% cap · market cap 6.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$358.7K
$313.9K – $418.5K
NOI $25,110 @ 7.0% cap · market cap 7.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,437
Businesses Nearby
Explore this area
Business Placement
Demographics for 92651, CA
24,096
Population
13,913
Households
1.7
Avg Household Size
52
Median Age
68%
College-Educated
98%
High-School Grad
22.1 sq mi
ZIP Area
1,090
Density / Sq Mi
$143,569
Median Household Income
$77,830
Median Earnings
$2,812
Median Rent
$2,000,001
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - 2-bed, 2-bath home with new interior finishes in an ocean-view land-lease community.
Where is this mobile home & rv park located?
The property is located at G12-30802 Coast Hwy Laguna Beach, CA.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: 2‑bedroom, 2‑bath home in Laguna Terrace with ocean and canyon views; Recent updates include new laminate wood flooring, new finished kitchen cabinets, and interior and exterior painting; Ocean‑view land‑lease community (Laguna Terrace) with monthly land lease of $5,250/month and 3% or CPI annual increases (whichever is greater)
