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Property profile & analytics
OFF-MARKET
Office Spaces
22992 El Toro Rd A3 Lake Forest, CA 92630-4961
Entity Owned
3-yr Hold
Absentee Owner
Property ID
US09-0226975
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1981
Total area
2,507 SF
Lot
0.19 ac (8,091 SF)
APN
937-340-03
UPID
US09-0226975
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Gwemma LLC · 3 yrs held
Gwemma LLC
since 2022
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$16,352
Tax year 2024
Assessed value
$1,555,092
Assessed 2024
Previous assessed
$1,555,092
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$1,249,092
Assessed improvement
$306,000
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
2,507 SF
Lot
0.19 ac (8,091 SF)
APN
937-340-03
UPID
US09-0226975
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
Building & site characteristics
From public records
Year built
1981
Heating
NONE
Lot
0.19 ac
Current owner
From public records · entity-resolved
Gwemma LLC
Entity
Mailing address
28382 CALLE PINON, SAN JUAN CAPISTRANO, CA 92675-5802
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2022
$1,525,000
Gwemma LLC
Wight Property LLC
Grant Deed
$1,295,900 · The Huntington National Bank
Apr 20, 2012
$655,000
Wight Property LLC
Psotka Gary & Julie Trust
Grant Deed
$556,750 · Bank Of America
Dec 12, 2007
$967,500
Gary Psotka
The Thomas Third Family LP
Grant Deed
$484,996 · Bank Of America NA
Sep 12, 1994
—
Thomas Third Family
Thomas,
Quit Claim Deed
related
—
—
—
Thomas Third Family LP
—
Deed Of Trust
related
$50,000 · Farmers & Merchants Bk Lng Bch
—
—
Thomas Third Family
—
Deed Of Trust
related
$265,000 · Ironstone Bank
—
—
Thomas Third Family
—
Deed Of Trust
related
$250,000 · Advanced Real Estate Svcs INC
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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