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Property profile & analytics
OFF-MARKET
Estimated value
$3,915,000
Apartment buildings
280 Aster St Laguna Beach, CA 92651-1669
Entity Owned
5-yr Hold
Absentee Owner
Property ID
US09-1946245
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1965
Total area
4,221 SF
Lot
0.14 ac (5,998 SF)
APN
496-122-11
UPID
US09-1946245
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
$4.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.81M
Blend (final)
Blend
$3.92M
Owner & transaction history
280 Aster Investment Group LLC · 5 yrs held
280 Aster Investment Group LLC
since 2020
Last sale
$3.7M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.9M
+138.0%
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
$4,125,000
ML approach
$4,070,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,900,000
Change: +138% · Conversion: Moderate
Blend value · Realmo final
$3.92M
Range $3.52M – $4.31M · ±10% · vs last sale $3.73M (Nov 3 2020)
Last sale anchor
$3.73M
Nov 3 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
$928 / 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
$45,780
Tax year 2024
Assessed value
$3,963,080
Assessed 2024
Previous assessed
$3,963,080
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$3,697,778
Assessed improvement
$265,302
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
1965
Heating
NONE
Units
7
Total area
4,221 SF
Lot
0.14 ac (5,998 SF)
APN
496-122-11
UPID
US09-1946245
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
$3.9M
COMMERCIAL (GENERAL)
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
1965
Heating
NONE
Units
7
Lot
0.14 ac
Current owner
From public records · entity-resolved
280 Aster Investment Group LLC
Entity
Mailing address
5828 TEMPLE CITY BLVD, TEMPLE CITY, CA 91780-2112
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2020
—
280 Aster Investment Group LLC
—
Deed
related
$2,125,000 · Homestreet Bank
Nov 3, 2020
$3,734,500
280 Aster Investment Group LLC
Lance M Dickson
Grant Deed
—
Oct 29, 2020
—
Lance M Dickson
—
Deed
related
$1,700,000 · Crevier Donald J Trust (pt)
Jun 7, 2019
—
Lance M Dickson
—
Deed
related
$1,550,000 · Jpmorgan Chase Bank NA
Dec 30, 2011
$1,000,000
Lance M Dickson
Dc Laguna Properties LLC
Grant Deed
$1,000,000 · Dc Laguna Properties LLC
Apr 14, 2006
—
Dc Laguna Properties LLC
Crevier Donald J Trust
Grant Deed
—
Jan 26, 2006
—
Crevier Donald J Trust
Crevier,donald J
Quit Claim Deed
related
—
Oct 20, 2005
—
Crevier Donald J Tr
Crevier R B 1990 Trust
Quit Claim Deed
related
—
—
—
Creivier Trust
—
Deed Of Trust
related
$500,000 · First Federal Bank Ca
—
—
Lance M Dickson
—
Deed Of Trust
related
$1,700,000 · Crevier Donald J Trust (pt)
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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