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Property profile & analytics
OFF-MARKET
Estimated value
$3,750,000
Apartment buildings
24502 Bendricon Ln Lake Forest, CA 92630-4439
Entity Owned
2-yr Hold
Absentee Owner
Property ID
US10-3044831
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1977
Total area
6,025 SF
Lot
0.4 ac (17,289 SF)
APN
617-441-08
UPID
US10-3044831
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
$3.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.80M
Blend (final)
Blend
$3.75M
Owner & transaction history
Sandcastle Bendricon LLC · 2 yrs held
Sandcastle Bendricon LLC
since 2024
Last sale
$3.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.1M
+68.5%
Retail stores
$2.9M
+20.4%
Neighborhood: shopping center
$2.8M
+15.9%
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
$3,750,000
ML approach
$3,750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,440,000
Current use
RESTAURANT
$4,110,000
Change: +69% · Conversion: Difficult
RETAIL STORES
$2,935,000
Change: +20% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,825,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,690,000
Change: +10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,610,000
Change: +7% · Conversion: Moderate
OFFICE BUILDING
$2,585,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$3.75M
Range $3.38M – $4.13M · ±10% · vs last sale $3.75M (Jan 26 2024)
Last sale anchor
$3.75M
Jan 26 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
$622 / 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
$29,992
Tax year 2024
Assessed value
$2,912,100
Assessed 2024
Previous assessed
$2,912,100
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$2,512,427
Assessed improvement
$399,673
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1977
Heating
NONE
Stories
2
Units
8
Total area
6,025 SF
Lot
0.4 ac (17,289 SF)
APN
617-441-08
UPID
US10-3044831
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.4M
RESTAURANT
Est. value
$4.1M
RETAIL STORES
Est. value
$2.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (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
2
Units
8
Lot
0.4 ac
Current owner
From public records · entity-resolved
Sandcastle Bendricon LLC
Entity
Mailing address
731 E BALL RD STE #102, ANAHEIM, CA 92805-5951
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 26, 2024
$3,750,000
Sandcastle Bendricon LLC
Vwc Bendricon 8 LLC
Grant Deed
$1,523,000 · Oneunited Bank
Aug 11, 2022
$2,855,000
Vwc Bendricon 8 LLC
Goli Ataii
Grant Deed
$1,800,000 · Western Adventist Foundation
Aug 11, 2022
—
Goli Ataii
Goli Ataii
Intrafamily Transfer
related
—
Aug 8, 2012
$300,000
Rohangiz Kazemi-moghadam
Ataii 2003 Family B Trust
Dual Purpose Document
related
$295,000 · Ataii 2003 Family B Tr (pt)
Nov 4, 2011
—
Ataii Family 2003 Trust
Ataii 2003 Family Trust
Quit Claim Deed
related
—
Oct 23, 2009
$1,650,000
Atali Family 2003 Trust
Wek Properties LLC
Grant Deed
—
Jun 30, 2004
—
Wek Properties LLC
Wek,tr
Quit Claim Deed
related
—
Sep 3, 2003
$530,000
Wek,tr
Raynak,randy
Grant Deed
related
—
Jan 27, 2003
$1,060,000
R Raynak
Heller,tr
Grant Deed
$775,000 · Impac Multifamily Capital Corp
Jan 27, 2003
—
J Heller
Bendr
Grant Deed
related
—
Oct 9, 2001
$715,000
Bendricon 8 LLC
Suzi Trust
Grant Deed
$615,600 · Preferred Bank
Jan 20, 1989
$695,000
Chen Suzi C
Venture Partners
Trustees Deed
$417,000 · Fidelity Federal Bank
Jan 20, 1989
—
Venture Partners
Oh Gene K
Trustees Deed
related
—
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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