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Property profile & analytics
OFF-MARKET
Estimated value
$4,280,000
Commercial real estate
29028 Aloma Ave, Laguna Niguel, CA 92677-1504
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2459254
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1982
Total area
10,450 SF
Lot
0.87 ac (38,003 SF)
APN
637-024-02
UPID
US09-2459254
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
$2.72M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.28M
Owner & transaction history
Capitol Equity · 1 yrs held
Capitol Equity
since 2024
Last sale
$5.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.1M
+4.0%
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 Niguel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Laguna Niguel 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%
$2,940,000
6.5%
$2,715,000
7%
$2,520,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,855,000
Current use
RESTAURANT
$7,130,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$4.28M
Range $3.85M – $4.71M · ±10% · vs last sale $5.75M (Sep 23 2024)
Last sale anchor
$5.75M
Sep 23 2024
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
$410 / 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
$47,050
Tax year 2024
Assessed value
$4,648,029
Assessed 2024
Previous assessed
$4,648,029
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$2,599,938
Assessed improvement
$2,048,091
Applied tax rate
29.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1982
Heating
NONE
Stories
1
Total area
10,450 SF
Lot
0.87 ac (38,003 SF)
APN
637-024-02
UPID
US09-2459254
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) Current
Est. value
$6.9M
RESTAURANT
Est. value
$7.1M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
1982
Heating
NONE
Stories
1
Lot
0.87 ac
Current owner
From public records · entity-resolved
Capitol Equity
Individual
Mailing address
198 TIBURON BAY LN, FRESNO, CA 93708
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2024
$5,750,000
Capitol Equity
Mezzio & Mezzio LLC
Grant Deed
—
May 26, 2017
$5,085,000
Mezzio & Mezzio LLC
Cygan Gregory & P Trust
Grant Deed
—
Dec 28, 2009
—
Gregory S Cygan
Gregory Scott Cygan
Intrafamily Transfer
related
$1,525,000 · Partners Bank Of California
Feb 4, 2002
$1,121,000
Cygan Trust
Rainbow Properties
Grant Deed
$968,000 · Bank Of America
Feb 15, 1996
$1,300,000
Rainbow Properties
Senn,sandra
Grant Deed
related
$866,355 · Monarch Bank
—
—
Crown Valley Inv
—
Deed Of Trust
related
$423,546 · Mcdowell John E
—
—
Senn,sandra M
—
Deed Of Trust
related
$875,881 · Monarch 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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