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Property profile & analytics
OFF-MARKET
Estimated value
$13,885,000
Apartment buildings
25292 Ronda Mendoza Laguna Woods, CA 92637
Trust Owned
~
Est. High Equity
Property ID
US09-3733736
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1966
Total area
82,936 SF
Lot
5.84 ac (254,328 SF)
APN
621-022-08
UPID
US09-3733736
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
$13.89M
Owner & transaction history
The Declaration Of Trust Living Tru
The Declaration Of Trust Living Tru
since 2025
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
$167 / 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
$167,218
Tax year 2024
Assessed value
$16,545,575
Assessed 2024
Previous assessed
$16,545,575
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$10,167,065
Assessed improvement
$6,378,510
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
80
Total area
82,936 SF
Lot
5.84 ac (254,328 SF)
APN
621-022-08
UPID
US09-3733736
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
80
Lot
5.84 ac
Current owner
From public records · entity-resolved
The Declaration Of Trust Living Tru
Trust
Mailing address
PO BOX 2220, LAGUNA HILLS, CA 92654-2220
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
35 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2025
—
The Declaration Of Trust Living Tru
Diane M Scardino
Deed
related
—
Mar 27, 2023
—
Yoichi Fujiki
United Laguna Woods Mutual
Agreement Of Sale
—
Jan 8, 2021
—
Hardin,j M Living Trust
—
Deed
related
$114,400 · National Cooperative Bk
Nov 19, 2020
—
Daniel L Riter
—
Deed
related
$85,000 · National Cooperative Bank NA
Nov 18, 2020
—
Tommy Capistrano
—
Deed
related
$137,283 · National Cooperative Bank NA
Mar 16, 2020
—
Jeffrey Specht
—
Deed
related
$100,000 · National Cooperative Bank NA
Jan 29, 2020
—
Alan Jay Rosenberg
—
Deed
related
$155,000 · National Cooperative Bank NA
Nov 18, 2019
—
Ellen Holley
—
Deed
related
$96,000 · National Cooperative Bank NA
Sep 4, 2019
—
John F Lakin
—
Deed
related
$135,600 · National Cooperative Bank NA
Dec 5, 2018
—
Patricia Niedzialek
—
Deed
related
$110,000 · Ncb Fsb
Sep 27, 2018
—
Kappauf Family Trust
Kappauf,alfred G & Margaret C
Affidavit Of Death
related
—
Sep 5, 2018
—
Mitchell Olson
—
Deed
related
$124,000 · Ncb Fsb
Jul 8, 2016
—
Harmaning,j C JR Trust
Harmaning,james C JR
Quit Claim Deed
related
—
Aug 28, 2015
$150,000
Beverly J Wolofski
Fannie Mae
Grant Deed
—
Aug 15, 2012
$66,279
Federal Natl Mtg Assn Fnma
Robert E Weiss INC
Trustees Deed
related
—
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
—
Aug 31, 2009
—
Priscilla A Camperud
Scheafer,walter H
Grant Deed
related
—
—
—
Daniel L Riter
—
Deed Of Trust
related
$88,600 · Ncb Savings Bank
—
—
Thomas C Hunter
—
Deed Of Trust
related
$161,500 · Ncb Savings Bank
—
—
Susan J Gilbert-hirshon
—
Deed Of Trust
related
$92,000 · Ncb Savings Bank
—
—
Donald F Huebler
—
Deed Of Trust
related
$180,000 · Ncb Savings Bank
—
—
Hardin,j M Living Trust
—
Deed Of Trust
related
$114,400 · National Cooperative Bk
—
—
Mohammad Ali
—
Deed Of Trust
related
$162,000 · Ncb Savings Bank
—
—
Mitchell A Junkins
—
Deed Of Trust
related
$63,000 · Eldorado Bank
—
—
Stephen C Banner
—
Deed Of Trust
related
$87,000 · Ncb Savings Bank
—
—
Stanley A Sorling
—
Deed Of Trust
related
$63,500 · Ncb Savings Bank
—
—
Ramiro Carrasco JR
—
Deed Of Trust
related
$30,000 · Bernstein Bernice Trust (pt)
—
—
Danny J Lloyd
—
Deed Of Trust
related
$175,750 · Ncb Savings Bank
—
—
Nadine Eklund
—
Deed Of Trust
related
$146,919 · Financial Freedom Senior Fundi
—
—
Delores Coats
—
Deed Of Trust
related
$173,375 · Ncb Savings Bank
—
—
John C Deal
—
Deed Of Trust
related
$99,750 · Ncb Savings Bank
—
—
Gilbert J Wiseman
—
Deed Of Trust
related
$36,250 · Eldorado 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.
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