New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,095,000
Residential income homes
34036 El Encanto Ave Dana Point, CA 92629-5598
Individually Owned
2-yr Hold
Absentee Owner
Property ID
US09-1123803
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1971
Total area
3,419 SF
Lot
0.1 ac (4,510 SF)
APN
682-272-05
UPID
US09-1123803
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
$1.10M
CAP Approach
CAP
$1.11M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.10M
Owner & transaction history
Frank L Reuland · 2 yrs held
Frank L Reuland
since 2023
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.7M
+20.4%
Neighborhood: shopping center
$1.6M
+15.9%
Auto repair, garage
$1.5M
+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
$1,120,000
ML approach
$1,095,000
CAP Approach
CAP Return
Estimation
6%
$1,200,000
6.5%
$1,110,000
7%
$1,030,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,385,000
Current use
RETAIL STORES
$1,665,000
Change: +20% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,605,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,525,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$1,465,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$1.10M
Range $986k – $1.20M · ±10% · vs last sale $1.08M (Dec 14 2023)
Last sale anchor
$1.08M
Dec 14 2023
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
$320 / 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
$16,406
Tax year 2024
Assessed value
$1,291,958
Assessed 2024
Previous assessed
$1,291,958
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,119,363
Assessed improvement
$172,595
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
1971
Heating
NONE
Units
4
Total area
3,419 SF
Lot
0.1 ac (4,510 SF)
APN
682-272-05
UPID
US09-1123803
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
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
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
1971
Heating
NONE
Units
4
Lot
0.1 ac
Current owner
From public records · entity-resolved
Frank L Reuland
Individual
Mailing address
17 FAIR ELMS, LAGUNA NIGUEL, CA 92677-5908
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2023
—
Frank L Reuland
Frank Reuland
Intrafamily Transfer
related
—
Dec 27, 2013
$1,075,000
Frank Reuland
Gloria Munoz
Grant Deed
$250,000 · Banc Home Loans
Oct 19, 2005
—
Munoz Trust
Munoz,gloria
Quit Claim Deed
related
—
Aug 28, 2002
—
Lance K Zuckerbraun
Zuckerbraun,cristina
Quit Claim Deed
related
—
Aug 28, 2002
$725,000
Gloria Munoz
Lanco Exchange INC
Grant Deed
$578,150 · Washington Mutual Fsb
Aug 15, 2002
—
Lanco Exchange
Beatt
Grant Deed
related
—
Aug 2, 2001
—
George Beatty
—
Grant Deed
related
—
May 12, 1999
$340,000
Christopher E Johnson
Lake,kevin B
Grant Deed
$272,000 · Ge Capital Mortgage Service
Jul 25, 1995
—
Kevin Lake
Lake,
Quit Claim Deed
related
—
Jul 25, 1995
$247,500
Lake,kevin B
Fidelity Federal Bank
Trustees Deed
$198,000 · Pomona First Federal S & L
Jan 10, 1995
$290,000
Fidelity Federal Bank
Hunter,barbara J
Trustees Deed
related
—
Feb 1, 1990
—
Barbara J Hunter
Welsh Robert L
Quit Claim Deed
related
—
Feb 1, 1990
$460,000
Hunter Barbara J
Execu Corp INC
Trustees Deed
$345,000 · Fidelity Federal Bank
Jul 28, 1988
$360,000
Richard Weakland
Snyder John R
Grant Deed
$288,000 · Fidelity Federal Bank
—
—
George P Beatty
—
Deed Of Trust
related
$450,000 · Washington Mutual Fsb
—
—
Gloria Munoz
—
Deed Of Trust
related
$165,000 · Wells Fargo Bank
—
—
Christopher E Johnson
—
Deed Of Trust
related
$357,000 · Washington Mutual Fsb
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 34036 El Encanto Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
