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Property profile & analytics
OFF-MARKET
Estimated value
$5,230,000
Warehouses
23262 Verdugo Dr Laguna Hills, CA 92653
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2615193
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1977
Total area
16,200 SF
Lot
1.08 ac (47,179 SF)
APN
588-062-02
UPID
US09-2615193
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
$5.18M
CAP Approach
CAP
$3.83M
Comparable Approach
Comparable
$5.94M
Blend (final)
Blend
$5.23M
Owner & transaction history
El Pac Holdings LLC · 2 yrs held
El Pac Holdings LLC
since 2023
Last sale
$5.2M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$7.9M
+84.2%
Neighborhood: shopping center
$7.6M
+77.3%
Auto repair, garage
$7.2M
+68.6%
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 Hills submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Laguna Hills 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
$5,395,000
ML approach
$5,180,000
CAP Approach
CAP Return
Estimation
6%
$4,140,000
6.5%
$3,825,000
7%
$3,550,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,285,000
Current use
RETAIL STORES
$7,895,000
Change: +84% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$7,600,000
Change: +77% · Conversion: Moderate
AUTO REPAIR, GARAGE
$7,225,000
Change: +69% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$6,290,000
Change: +47% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$5,320,000
Change: +24% · Conversion: Easy
OFFICE BUILDING
$4,500,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$5.23M
Range $4.71M – $5.75M · ±10% · vs last sale $5.17M (Oct 20 2023)
Last sale anchor
$5.17M
Oct 20 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
$323 / 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
$53,195
Tax year 2024
Assessed value
$5,170,000
Assessed 2024
Previous assessed
$5,170,000
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$4,599,298
Assessed improvement
$570,702
Applied tax rate
31.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1977
Heating
NONE
Stories
1
Total area
16,200 SF
Lot
1.08 ac (47,179 SF)
APN
588-062-02
UPID
US09-2615193
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
WAREHOUSE, STORAGE Current
Est. value
$4.3M
RETAIL STORES
Est. value
$7.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.6M
AUTO REPAIR, GARAGE
Est. value
$7.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.3M
INDUSTRIAL (GENERAL)
Est. value
$5.3M
OFFICE BUILDING
Est. value
$4.5M
WAREHOUSE, STORAGE Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
OFFICE BUILDING
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
1977
Heating
NONE
Stories
1
Lot
1.08 ac
Current owner
From public records · entity-resolved
El Pac Holdings LLC
Entity
Free & Clear · 2 yrs held
Mailing address
832 N LEMON ST, ORANGE, CA 92867-6616
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2023
$5,170,000
El Pac Holdings LLC
23262 Verdugo El Pacifico LLC
Grant Deed
—
Jun 1, 2011
—
23262 Verdugo El Pacifico LLC
Martz Margaret J N Trust
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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