Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$17,115,000
Apartment buildings
25092 Via Los Altos Laguna Woods, CA 92637
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-1273579
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1966
Total area
99,650 SF
Lot
9.03 ac (393,362 SF)
APN
621-022-12
UPID
US09-1273579
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
$17.12M
Owner & transaction history
Yoichi Fujiki · 3 yrs held
Yoichi Fujiki
since 2023
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 Woods submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Laguna Woods 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
$172 / 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
$211,710
Tax year 2024
Assessed value
$20,924,894
Assessed 2024
Previous assessed
$20,924,894
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$13,494,362
Assessed improvement
$7,430,532
Applied tax rate
32.0000
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
1966
Heating
NONE
Stories
2
Units
96
Total area
99,650 SF
Lot
9.03 ac (393,362 SF)
APN
621-022-12
UPID
US09-1273579
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
1966
Heating
NONE
Stories
2
Units
96
Lot
9.03 ac
Current owner
From public records · entity-resolved
Yoichi Fujiki
Individual
Mailing address
PO BOX 2220, LAGUNA HILLS, CA 92654-2220
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
61 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2023
—
Yoichi Fujiki
United Laguna Woods Mutual
Agreement Of Sale
—
Apr 7, 2022
—
Gerald Gregg Godfrey
Gerald Richard Godfrey
Affidavit Of Death Of Joint Tenant
related
—
Sep 17, 2021
—
Nathan Shotwell
—
Deed
related
$237,000 · National Cooperative Bank NA
Jul 13, 2021
—
Vera M Holder
—
Deed
related
$241,600 · National Cooperative Bank NA
Apr 19, 2021
—
Pamela George
William Beagle
Intrafamily Transfer
related
$110,000 · National Cooperative Bank NA
Mar 9, 2021
—
Terry L Schwarz
—
Deed
related
$165,000 · National Cooperative Bank NA
Aug 19, 2020
—
Richard J Maertz
—
Deed
related
$285,000 · National Cooperative Bank NA
Jul 14, 2020
—
Sally Rosenblum
—
Deed
related
$120,000 · National Cooperative Bank NA
Jan 29, 2020
—
Alan Jay Rosenberg
—
Deed
related
$155,000 · National Cooperative Bank NA
Jan 14, 2020
—
Jeffrey Saadeh
—
Deed
related
$80,000 · National Cooperative Bank NA
Dec 20, 2019
—
Cheryl Deanne Garcia
—
Deed
related
$150,000 · National Cooperative Bank NA
Dec 17, 2019
—
Jeffrey Saadeh
Michael Puig
Intrafamily Transfer
related
$80,000 · National Cooperative Bank NA
Nov 18, 2019
—
Ellen Holley
—
Deed
related
$96,000 · National Cooperative Bank NA
Oct 31, 2019
—
Rene F Gutierrez
—
Deed
related
$138,000 · National Cooperative Bank NA
Sep 23, 2019
—
Howard I Malmon
—
Deed
related
$70,000 · National Cooperative Bank NA
Dec 3, 2018
$150,000
Via,los Altos Trust 788-b
Clear Recon Corp|fordham,henry C
Trustees Deed
related
—
Sep 27, 2018
—
Kappauf Family Trust
Kappauf,alfred G & Margaret C
Affidavit Of Death
related
—
May 23, 2018
—
Marilyn M Hammer
Hammer,kenneth R
Affidavit Of Death
related
$287,100 · Ncb Fsb
May 19, 2017
—
Rae Darlene Reyes
—
Deed
related
$265,500 · Ncb Fsb
Aug 31, 2016
—
Timothy Oestmann
—
Deed
related
$145,000 · Samuel Levy
Aug 28, 2015
$150,000
Beverly J Wolofski
Fannie Mae
Grant Deed
—
Oct 20, 2011
$142,955
Federal Natl Mtg Assn Fnma
Robert E Weiss INC
Trustees Deed
related
—
Oct 18, 2011
$155,009
Federal Natl Mtg Assn Fnma
Cal-western Reconveyance
Trustees Deed
related
—
May 25, 2011
$105,000
Federal Natl Mtg Assn Fnma
Trustee Corps
Trustees Deed
related
—
Jul 2, 2010
—
Federal Natl Mtg Assn Fnma
Ncb Fsb
Grant Deed
—
Dec 2, 2009
—
Jeffrey Saadeh
Puig,michael
Grant Deed
related
$99,200 · Ncb Savings Bank
Aug 31, 2009
—
Priscilla A Camperud
Scheafer,walter H
Grant Deed
related
—
Jun 3, 2008
$120,000
Ncb Fsb
Robert E Weiss INC
Trustees Deed
related
—
Sep 16, 2005
—
Nicholas G Onuf
Keowen,sandra L
Grant Deed
related
$185,000 · Ncb Savings Bank
Sep 3, 2004
—
Hunter Virginia A Trust
Moore,robert L
Grant Deed
related
—
—
—
Helen M Nimmo
—
Deed Of Trust
related
$80,800 · National Cooperative Bk
—
—
Jeri R Mckeand
—
Deed Of Trust
related
$77,500 · Ncb Savings Bank
—
—
Nadine Lalich
—
Deed Of Trust
related
$220,000 · Ncb Savings Bank
—
—
Fernando Lopez
—
Deed Of Trust
related
$56,800 · Ncb Savings Bank
—
—
Wadley,tr
—
Deed Of Trust
related
$116,400 · Ncb Savings Bank
—
—
Frank Heckl
—
Deed Of Trust
related
$84,250 · Ncb Savings Bank
—
—
Parker John R Trust
—
Deed Of Trust
related
$88,000 · Ncb Savings Bank
—
—
Robert H Bendele
—
Deed Of Trust
related
$90,000 · California Bank & Trust
—
—
Carol H Beer
—
Deed Of Trust
related
$88,000 · Ncb Savings Bank
—
—
Susan J Gilbert-hirshon
—
Deed Of Trust
related
$92,000 · Ncb Savings Bank
—
—
Sonia Appell
—
Deed Of Trust
related
$100,000 · California Bank & Trust
—
—
Stephen C Banner
—
Deed Of Trust
related
$87,000 · Ncb Savings Bank
—
—
Lloyd A Duke
—
Deed Of Trust
related
$81,600 · Ncb Savings Bank
—
—
Mary B Tice
—
Deed Of Trust
related
$40,000 · El Dorado Savings Bank
—
—
Morris,tr
—
Deed Of Trust
related
$203,920 · Ncb Savings Bank
—
—
Henry C Fordham
—
Deed Of Trust
related
$117,600 · Phh Us Mortgage
—
—
Joyce Etherton
—
Deed Of Trust
related
$75,000 · Ncb Savings Bank
—
—
Charles A Curtis
—
Deed Of Trust
related
$92,700 · Ncb Savings Bank
—
—
James W Ricard
—
Deed Of Trust
related
$215,100 · Ncb Savings Bank
—
—
Thompson,tr
—
Deed Of Trust
related
$45,000 · California Bank & Trust
—
—
Henry C Fordham JR.
—
Deed Of Trust
related
$75,000 · Usaa Fsb
—
—
Raymond G Espinoza
—
Deed Of Trust
related
$53,000 · California Bank & Trust
—
—
Robert Sappo
—
Deed Of Trust
related
$157,500 · Ncb Savings Bank
—
—
Leland W Wight JR.
—
Deed Of Trust
related
$280,250 · Ncb Savings Bank
—
—
Warner,adele R Living Trust
—
Deed Of Trust
related
$146,000 · Rosalie Gottfried
—
—
Ramiro Carrasco JR
—
Deed Of Trust
related
$30,000 · Bernstein Bernice Trust (pt)
—
—
Timothy Oestmann
—
Deed Of Trust
related
$145,000 · Samuel Levy
—
—
Stanley Praver
—
Deed Of Trust
related
$205,000 · Ncb Savings Bank
—
—
Gerald R Godfrey
—
Deed Of Trust
related
$91,500 · Ncb Savings Bank
—
—
Anna F Sievers
—
Deed Of Trust
related
$78,500 · Ncb Savings Bank
—
—
Kathleen E Dixon
—
Deed Of Trust
related
$103,500 · Ncb Savings Bank
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 25092 Via Los Altos?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
