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Property profile & analytics
OFF-MARKET
Estimated value
$1,805,000
Apartment buildings
2787 Coast Hwy Laguna Beach, CA 92651-3962
Trust Owned
5-yr Hold
Absentee Owner
Property ID
US09-0591520
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1927
Total area
2,676 SF
Lot
0.07 ac (3,202 SF)
APN
656-154-10
UPID
US09-0591520
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
$1.96M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.55M
Blend (final)
Blend
$1.81M
Owner & transaction history
Kormeluk,n M Separate Pr Trust · 5 yrs held
Kormeluk,n M Separate Pr Trust
since 2020
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.5M
+138.0%
Retail stores
$1.3M
+25.5%
Neighborhood: shopping center
$1.3M
+20.8%
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
$1,960,000
ML approach
$1,960,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,475,000
Change: +138% · Conversion: Moderate
RETAIL STORES
$1,305,000
Change: +25% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,255,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$1,200,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,195,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$1.81M
Range $1.62M – $1.99M · ±10% · vs last sale $1.78M (Jul 30 2020)
Last sale anchor
$1.78M
Jul 30 2020
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
$675 / 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
$26,941
Tax year 2024
Assessed value
$2,185,781
Assessed 2024
Previous assessed
$2,185,781
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,001,074
Assessed improvement
$184,707
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1927
Heating
NONE
Stories
2
Units
6
Total area
2,676 SF
Lot
0.07 ac (3,202 SF)
APN
656-154-10
UPID
US09-0591520
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
COMMERCIAL (GENERAL)
Est. value
$2.5M
RETAIL STORES
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
COMMERCIAL (GENERAL)
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1927
Heating
NONE
Stories
2
Units
6
Lot
0.07 ac
Current owner
From public records · entity-resolved
Kormeluk,n M Separate Pr Trust
Trust
Mailing address
31622 SCENIC DR, LAGUNA BEACH, CA 92651-8345
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2020
—
Kormeluk,n M Separate Pr Trust
Nicholas M Kormeluk
Quit Claim Deed
related
$521,000 · West One Capital Group INC
Mar 11, 2019
—
Kormeluk,n M Separate Prop Trust
Kormeluk,nicholas M
Quit Claim Deed
related
—
Feb 5, 2015
—
Nicholas M Kormeluk
Nicholas M Kormeluk
Intrafamily Transfer
related
$749,000 · West One Capital Group INC
Jan 9, 2015
—
Nicholas M Kormeluk
Kormeluk Family Trust
Quit Claim Deed
related
—
Jan 3, 2013
—
Kormeluk Family Trust
Kormeluk,nicholas M & Shelly
Quit Claim Deed
related
—
Jan 2, 2013
—
Nicholas M Kormeluk
Kormeluk Family Trust
Quit Claim Deed
related
$790,100 · Bondcorp Realty Services INC
Aug 14, 2012
—
Kormeluk Family Trust
Kormeluk,nicholas M & Shelly
Quit Claim Deed
related
—
Feb 14, 2012
—
Nicholas M Kormeluk
Kormeluk,nicholas M & Shelley
Quit Claim Deed
related
$799,100 · Bondcorp Realty Services INC
Oct 31, 2011
$1,775,000
Nicholas M Kormeluk
2787 Pch LLC
Grant Deed
$801,950 · Bondcorp Realty Services INC
Jan 23, 2009
—
2787 Pch LLC
Holguin,aimee C
Quit Claim Deed
related
—
Jan 10, 2005
—
Aimee C Holguin
Lazuka,jacek
Grant Deed
related
$768,000 · Windsor Capital Mortgage Corp
Jan 16, 2004
$1,250,000
Aimee C Holguin
Turner,tr
Grant Deed
$1,200,000 · Loan Oak Mortgage Fund LLC
Dec 15, 1997
—
Robert Turnier
Turnier,
Quit Claim Deed
related
—
Jul 21, 1994
—
Robert Turnier
Turnier,
Quit Claim Deed
related
—
—
—
Nicholas M Kormeluk
—
Deed Of Trust
related
$794,700 · Bondcorp Realty Services INC
—
—
Robert H Turnier
—
Deed Of Trust
related
$290,000 · Home Savings Of America
—
—
Robert Turnier
—
Deed Of Trust
related
$500,000 · First Federal Bank Ca
—
—
Robert H Turnier
—
Deed Of Trust
related
$339,000 · First Federal Bank Ca
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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