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Property profile & analytics
OFF-MARKET
Estimated value
$1,055,000
Residential income homes
33962 Alcazar Dr Dana Point, CA 92629-2489
Trust Owned
5-yr Hold
Absentee Owner
Property ID
US09-3591604
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1972
Total area
2,676 SF
Lot
0.1 ac (4,240 SF)
APN
682-254-12
UPID
US09-3591604
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
$1.26M
CAP Approach
CAP
$870k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.06M
Owner & transaction history
Dardashti Living Trust · 5 yrs held
Dardashti Living Trust
since 2020
Last sale
$965,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.3M
+20.4%
Neighborhood: shopping center
$1.3M
+15.9%
Auto repair, garage
$1.2M
+10.2%
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 Dana Point submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dana Point 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
$1,220,000
ML approach
$1,255,000
CAP Approach
CAP Return
Estimation
6%
$940,000
6.5%
$870,000
7%
$805,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,085,000
Current use
RETAIL STORES
$1,305,000
Change: +20% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,255,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,195,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$1,150,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$1.06M
Range $950k – $1.16M · ±10% · vs last sale $965k (Sep 23 2020)
Last sale anchor
$965k
Sep 23 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
$394 / 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
$19,996
Tax year 2024
Assessed value
$1,510,543
Assessed 2024
Previous assessed
$1,510,543
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$1,215,010
Assessed improvement
$295,533
Applied tax rate
28.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
1972
Heating
NONE
Units
4
Total area
2,676 SF
Lot
0.1 ac (4,240 SF)
APN
682-254-12
UPID
US09-3591604
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.1M
RETAIL STORES
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1972
Heating
NONE
Units
4
Lot
0.1 ac
Current owner
From public records · entity-resolved
Dardashti Living Trust
Trust
Mailing address
438 N PALM DR APT #1, BEVERLY HILLS, CA 90210-3994
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
25 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2020
—
Dardashti Living Trust
John E Dardashti
Quit Claim Deed
related
—
Sep 18, 2020
—
John Elia Dardashti
John Elia Dardashti
Intrafamily Transfer
related
$300,000 · East West Bank
Dec 13, 2019
—
Dardashti Living Trust
John Dardashti
Quit Claim Deed
related
—
Aug 19, 2009
—
John Dardashti
Dardashti Family Trust
Quit Claim Deed
related
—
Mar 2, 2009
—
Dardashti Family Trust
Dardashti Family Trust
Quit Claim Deed
related
—
Dec 22, 2006
—
Dardashti Family Trust
Dardashti,john & Shireen
Quit Claim Deed
related
—
Dec 13, 2006
$965,000
John Dardashti
Karanick,paul
Grant Deed
$772,000 · Greenpoint Mortgage Funding
Aug 21, 2003
—
Paul Karanick
Karanick,paul & Christina
Quit Claim Deed
related
$465,000 · Impac Funding Corp
May 26, 1999
$390,000
Paul Karanick
Sonnek,barry J
Grant Deed
$384,920 · Mirad Financial Group INC
Jul 27, 1998
—
Barry Sonnek
Sonnek,
Quit Claim Deed
related
—
Apr 24, 1996
—
Barry Sonnek
Sonnek,
Quit Claim Deed
related
—
Sep 29, 1995
$233,000
Barry J Sonnek
Spinnaker Investments
Grant Deed
$224,796 · Bayside First Mortgage
Feb 16, 1989
$415,000
Tapia Samuel & M
R Anthony Hess
Trustees Deed
$290,500 · Home Savings Of America
Feb 16, 1989
—
R Anthony Hess I
Davis Joseph I
Trustees Deed
related
—
Oct 19, 1988
$385,000
Spinnaker Inv
Execu Corp INC
Trustees Deed
$195,000 · Glendale Federal Bank
Oct 19, 1988
—
Execu Corp INC
Saltus Cheryl A
Trustees Deed
related
—
May 18, 1988
$306,000
Cheryl A Saltus
Neri Michael A
Grant Deed
$244,800 · Fidelity Federal Bank
—
—
Paul Karanick
—
Deed Of Trust
related
$380,690 · Wells Fargo Home Mortgage INC
—
—
Paul Karanick
—
Deed Of Trust
related
$39,428 · Select Homes & Investments INC
—
—
Barry Sonnek
—
Deed Of Trust
related
$45,000 · Residential Mortgage Corp
—
—
Barry J Sonnek
—
Deed Of Trust
related
$25,000 · Residential Mortgage Corp
—
—
Barry J Sonnek
—
Deed Of Trust
related
$288,000 · Headlands Mortgage
—
—
Barry J Sonner
—
Deed Of Trust
related
$36,000 · Headlands Mortgage
—
—
Paul Karanick
—
Deed Of Trust
related
$650,000 · Mit Lending
—
—
Barry J Sonnek
—
Deed Of Trust
related
$235,524 · Mirad Financial Group INC
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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