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Property profile & analytics
OFF-MARKET
Estimated value
$1,845,000
Residential income homes
34022 El Encanto Ave Dana Point, CA 92629-6500
Individually Owned
4-yr Hold
Absentee Owner
Property ID
US09-1123810
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1972
Total area
3,406 SF
Lot
0.1 ac (4,510 SF)
APN
682-272-03
UPID
US09-1123810
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
$1.82M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.15M
Blend (final)
Blend
$1.85M
Owner & transaction history
Hany M Louis · 4 yrs held
Hany M Louis
since 2022
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.6M
+89.0%
Retail stores
$1.7M
+20.4%
Neighborhood: shopping center
$1.6M
+15.9%
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 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
$1,785,000
ML approach
$1,820,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,380,000
Current use
COMMERCIAL (GENERAL)
$2,605,000
Change: +89% · Conversion: Moderate
RETAIL STORES
$1,660,000
Change: +20% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,600,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,520,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$1,460,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$1.85M
Range $1.66M – $2.03M · ±10% · vs last sale $1.89M (Apr 19 2022)
Last sale anchor
$1.89M
Apr 19 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
$542 / 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
$23,740
Tax year 2024
Assessed value
$1,966,356
Assessed 2024
Previous assessed
$1,966,356
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,768,394
Assessed improvement
$197,962
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
3,406 SF
Lot
0.1 ac (4,510 SF)
APN
682-272-03
UPID
US09-1123810
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
$1.4M
COMMERCIAL (GENERAL)
Est. value
$2.6M
RETAIL STORES
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
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
Hany M Louis
Individual
Mailing address
6 HAVENHURST DR, TRABUCO CANYON, CA 92679-8611
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2022
$1,890,000
Hany M Louis
Jeffrey Snyder
Grant Deed
$1,228,500 · Jpmorgan Chase Bank NA
Sep 9, 2016
$1,020,000
Edward Nicholas Snyder III
Gary Yank Sefton
Grant Deed
$550,000 · First Republic Bank
Apr 16, 2002
—
Gary Y Sefton
Sefton Trust
Quit Claim Deed
related
$360,000 · A K T American Capital Corp
Nov 16, 2000
—
Sefton,gary
Sefton,
Quit Claim Deed
related
—
Dec 29, 1999
$450,000
Gary Y Sefton
Mackinnon,scott A & Sandra D
Grant Deed
$337,500 · Downey S & L (wholesale)
Oct 20, 1995
$218,000
Scott A Mackinnon
Charles H Ihling Estate
Grant Deed
$163,500 · Coast Federal Bank
Sep 1, 1988
$364,000
Charles H Ihling
Bay Shore Tradin
Trustees Deed
$291,000 · First Nationwide Bank
Sep 1, 1988
—
Bay Shore Tradin
Mcbratney John M
Trustees Deed
related
—
—
—
Scott A Mackinnon
—
Deed Of Trust
related
$87,000 · Bank Of America
—
—
Scott Mackinnon
—
Deed Of Trust
related
$189,000 · Home Savings Of America
—
—
Scott A Mac Kinnon
—
Deed Of Trust
related
$196,000 · Home Savings Of America
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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