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Property profile & analytics
OFF-MARKET
Estimated value
$1,025,000
Industrial properties
2415 Laguna Cyn Rd Laguna Beach, CA 92651-1139
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US10-3007206
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1937
Total area
584 SF
Lot
0.13 ac (5,672 SF)
APN
632-091-03
UPID
US10-3007206
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
-
canyon kinder haus Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.04M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.03M
Owner & transaction history
Christopher David Frasso · 2 yrs held
Christopher David Frasso
since 2023
Last sale
$1.1M
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 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
$865,000
ML approach
$1,040,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.03M
Range $923k – $1.13M · ±10% · vs last sale $1.10M (Nov 28 2023)
Last sale anchor
$1.10M
Nov 28 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
$1,755 / 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
$11,786
Tax year 2024
Assessed value
$1,070,083
Assessed 2024
Previous assessed
$1,070,083
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$971,656
Assessed improvement
$98,427
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1937
Heating
NONE
Total area
584 SF
Lot
0.13 ac (5,672 SF)
APN
632-091-03
UPID
US10-3007206
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
1937
Heating
NONE
Lot
0.13 ac
Current owner
From public records · entity-resolved
Christopher David Frasso
Individual
Mailing address
2415 LAGUNA CYN RD, LAGUNA BEACH, CA 92651-1139
Mailing matches property
Yes
Owner-occupied
Yes
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 28, 2023
—
Christopher David Frasso
Christopher David Frasso
Intrafamily Transfer
related
$262,900 · Farmers Insurance Group FCU
Jan 15, 2019
$1,100,000
4o Frasso Family Trust
Doyle,larry
Grant Deed
$726,525 · Guaranteed Rate
Mar 27, 2007
—
Larry Doyle
Osborne,susan
Grant Deed
related
—
Mar 19, 2007
—
Susan Osborne
Doyle,larry
Grant Deed
$568,750 · Countrywide Bank
Mar 5, 2004
$675,000
Larry Doyle
Spencer,chris
Grant Deed
$438,750 · Washington Mutual Fsb
—
—
Larry Gill
—
Deed Of Trust
related
$35,000 · Individual
—
—
Larry Gill
—
Deed Of Trust
related
$33,300 · Avco Financial Svcs So Califor
—
—
Larry Gill
—
Deed Of Trust
related
$170,000 · American Savings Bank
—
—
Larry Gill
—
Deed Of Trust
related
—
—
—
Susan Osborne
—
Deed Of Trust
related
$230,000 · Bankers West Mortgage
—
—
4o Frasso Family Trust
—
Deed Of Trust
related
$731,500 · Guaranteed Rate
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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