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Property profile & analytics
OFF-MARKET
Estimated value
$27,395,000
Community centers
27792 Vis Del Lagod Mission Viejo, CA 92692-1133
Entity Owned
12-yr Hold
Free & Clear
Property ID
US10-2976507
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1983
Total area
87,282 SF
Lot
10.61 ac (462,090 SF)
APN
811-541-03
UPID
US10-2976507
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
$30.20M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$27.40M
Owner & transaction history
Reef Plaza Del Lago INC · 12 yrs held
Reef Plaza Del Lago INC
since 2013
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$44.3M
+8.3%
Retail stores
$42.5M
+3.9%
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 Mission Viejo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mission Viejo 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$32,715,000
6.5%
$30,200,000
7%
$28,040,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$40,945,000
Current use
COMMERCIAL (GENERAL)
$44,320,000
Change: +8% · Conversion: Easy
RETAIL STORES
$42,530,000
Change: +4% · Conversion: Easy
AUTO REPAIR, GARAGE
$38,935,000
Change: -5% · Conversion: Difficult
OFFICE BUILDING
$37,445,000
Change: -9% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$35,340,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$27.40M
Range $24.66M – $30.13M · ±10%
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
$314 / 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
$388,658
Tax year 2024
Assessed value
$38,400,881
Assessed 2024
Previous assessed
$38,400,881
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$24,177,221
Assessed improvement
$14,223,660
Applied tax rate
27.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1983
Heating
NONE
Stories
2
Units
8
Total area
87,282 SF
Lot
10.61 ac (462,090 SF)
APN
811-541-03
UPID
US10-2976507
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$40.9M
COMMERCIAL (GENERAL)
Est. value
$44.3M
RETAIL STORES
Est. value
$42.5M
AUTO REPAIR, GARAGE
Est. value
$38.9M
OFFICE BUILDING
Est. value
$37.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$35.3M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1983
Heating
NONE
Stories
2
Units
8
Lot
10.61 ac
Current owner
From public records · entity-resolved
Reef Plaza Del Lago INC
Entity
Free & Clear · 12 yrs held
Mailing address
27762 VIS DEL LAGOA4, MISSION VIEJO, CA 92692-1137
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
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
Nov 12, 2013
—
Reef Plaza Del Lago INC
Wolfe John
Quit Claim Deed
related
—
Nov 17, 2005
—
Reef Plaza Del Lago INC
Motl Associates LLC
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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