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Property profile & analytics
OFF-MARKET
Estimated value
$1,150,000
Office Spaces
22934 El Toro Rd F2 Lake Forest, CA 92630-4961
Entity Owned
2-yr Hold
Absentee Owner
Property ID
US09-2682581
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1981
Total area
3,047 SF
Lot
0.22 ac (9,788 SF)
APN
937-340-15
UPID
US09-2682581
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.15M
CAP Approach
CAP
$985k
Comparable Approach
Comparable
$949k
Blend (final)
Blend
$1.15M
Owner & transaction history
Tac Office LLC · 2 yrs held
Tac Office LLC
since 2024
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.5M
+13.6%
Neighborhood: shopping center
$1.4M
+9.3%
Auto repair, garage
$1.4M
+4.0%
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 Lake Forest submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Forest 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
$1,150,000
ML approach
$1,150,000
CAP Approach
CAP Return
Estimation
6%
$1,065,000
6.5%
$985,000
7%
$915,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,305,000
Current use
RETAIL STORES
$1,485,000
Change: +14% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,430,000
Change: +9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,360,000
Change: +4% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,320,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$1.15M
Range $1.04M – $1.27M · ±10% · vs last sale $1.15M (May 7 2024)
Last sale anchor
$1.15M
May 7 2024
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
$377 / 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
$10,490
Tax year 2024
Assessed value
$1,000,000
Assessed 2024
Previous assessed
$1,000,000
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$693,048
Assessed improvement
$306,952
Applied tax rate
30.0000
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
3,047 SF
Lot
0.22 ac (9,788 SF)
APN
937-340-15
UPID
US09-2682581
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
$1.3M
RETAIL STORES
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.3M
OFFICE BUILDING Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
0.22 ac
Current owner
From public records · entity-resolved
Tac Office LLC
Entity
Mailing address
2909 1ST BOUQUET CYN RD, SILVERADO, CA 92676
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 7, 2024
$1,150,000
Tac Office LLC
Mjp Capital LLC
Grant Deed
—
Dec 11, 2023
$1,000,000
Mjp Capital LLC
Patrick D Salas
Grant Deed
$400,000 · Patrick Salas
Nov 22, 2017
—
Salas Family Trust
Salas,patrick D & Kathleen
Quit Claim Deed
related
—
Nov 22, 2017
$450,000
Salas Family Trust
Giacinto Family Trust
Quit Claim Deed
related
$450,000 · Farmers & Merchants Bk/lng Bch
Feb 7, 2014
—
Salas Family Trust
Salas,patrick D & Kathleen L
Quit Claim Deed
related
—
Sep 12, 2001
—
Sal Giacinto
—
Grant Deed
related
—
Aug 11, 1988
$215,000
Sal G Giacinto
Bone James S
Quit Claim Deed
related
—
—
—
Giacinto Trust
—
Deed Of Trust
related
$350,000 · Bank Of America
—
—
Steven M Craig
—
Deed Of Trust
related
$231,000 · Washington Mutual Fsb
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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