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Property profile & analytics
OFF-MARKET
Estimated value
$9,640,000
Community centers
30262 Crown Vly Pkwy, Laguna Niguel, CA 92677-2364
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2690072
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1979
Total area
18,570 SF
Lot
2.52 ac (109,774 SF)
APN
653-151-17
UPID
US09-2690072
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
$8.30M
CAP Approach
CAP
$6.43M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.64M
Owner & transaction history
Perea Lease LLC · 3 yrs held
Perea Lease LLC
since 2022
Last sale
$10.3M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$12.7M
+45.5%
Commercial (general)
$12.2M
+39.9%
Retail stores
$9.1M
+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 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
$9,710,000
ML approach
$8,295,000
CAP Approach
CAP Return
Estimation
6%
$6,960,000
6.5%
$6,425,000
7%
$5,965,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$8,710,000
Current use
RESTAURANT
$12,670,000
Change: +45% · Conversion: Difficult
COMMERCIAL (GENERAL)
$12,185,000
Change: +40% · Conversion: Easy
RETAIL STORES
$9,050,000
Change: +4% · Conversion: Easy
OFFICE BUILDING
$8,320,000
Change: -5% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,285,000
Change: -5% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$7,210,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$9.64M
Range $8.68M – $10.60M · ±10% · vs last sale $10.28M (Apr 26 2022)
Last sale anchor
$10.28M
Apr 26 2022
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
$519 / 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
$108,214
Tax year 2024
Assessed value
$10,690,110
Assessed 2024
Previous assessed
$10,690,110
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$8,401,230
Assessed improvement
$2,288,880
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1979
Heating
NONE
Stories
1
Units
6
Total area
18,570 SF
Lot
2.52 ac (109,774 SF)
APN
653-151-17
UPID
US09-2690072
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
$8.7M
RESTAURANT
Est. value
$12.7M
COMMERCIAL (GENERAL)
Est. value
$12.2M
RETAIL STORES
Est. value
$9.1M
OFFICE BUILDING
Est. value
$8.3M
AUTO REPAIR, GARAGE
Est. value
$8.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.2M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1979
Heating
NONE
Stories
1
Units
6
Lot
2.52 ac
Current owner
From public records · entity-resolved
Perea Lease LLC
Entity
Mailing address
5225 CYN CRST DR STE #71, RIVERSIDE, CA 92507-6321
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Aug 25, 2022
—
Perea Lease LLC
Krown Lease LLC
Agreement Of Sale
$5,000,000 · Banc Of California NA
Apr 26, 2022
$10,275,000
Krown Lease LLC
Asbury Properties INC
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.
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