New search
Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Office Spaces
1540 Coast Hwy 12, Laguna Beach, CA 92651-3260
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3135229
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1981
Total area
749 SF
Lot
0.02 ac (858 SF)
APN
939-520-12
UPID
US09-3135229
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Leyva & Wilde Inc Landscaping General Contractor
-
Scramble Electric Electrical Service General Contractor
-
HBMA The Healthcare Business Management Association Charitable Organization Social Service Agency
-
MY Gallery Art Gallery
-
NDTA Neuro Developmental Treatment Association Charitable Organization Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$515k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$397k
Blend (final)
Blend
$530k
Owner & transaction history
Laguna Beach Real Estate LLC · 2 yrs held
Laguna Beach Real Estate LLC
since 2023
Last sale
$640,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$690,000
+106.3%
Retail stores
$365,000
+8.8%
Neighborhood: shopping center
$350,000
+4.7%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Laguna Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Laguna Beach submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$530,000
ML approach
$515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$335,000
Current use
COMMERCIAL (GENERAL)
$690,000
Change: +106% · Conversion: Easy
RETAIL STORES
$365,000
Change: +9% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$350,000
Change: +5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$335,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$530k
Range $477k – $583k · ±10% · vs last sale $640k (Dec 29 2023)
Last sale anchor
$640k
Dec 29 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$708 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$7,466
Tax year 2024
Assessed value
$640,000
Assessed 2024
Previous assessed
$640,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$544,623
Assessed improvement
$95,377
Applied tax rate
5.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1981
Heating
NONE
Total area
749 SF
Lot
0.02 ac (858 SF)
APN
939-520-12
UPID
US09-3135229
Jurisdiction
ORANGE
Metro division
SANTA ANA-ANAHEIM-IRVINE, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$335,000
COMMERCIAL (GENERAL)
Est. value
$690,000
RETAIL STORES
Est. value
$365,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$350,000
AUTO REPAIR, GARAGE
Est. value
$335,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1981
Heating
NONE
Lot
0.02 ac
Current owner
From public records · entity-resolved
Laguna Beach Real Estate LLC
Entity
Free & Clear · 2 yrs held
Mailing address
1278 GLENNEYRE ST, LAGUNA BEACH, CA 92651-3103
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2023
$640,000
Laguna Beach Real Estate LLC
Claudia Giacinto
Grant Deed
—
Dec 29, 2022
—
Claudia Giacinto
Michelle L Salazar
Personal Representative Deed
—
Dec 31, 1997
$61,500
Jeffrey R Reimer
Western Colorprint
Grant Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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