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Property profile & analytics
OFF-MARKET
Estimated value
$1,095,000
Residential income homes
34066 El Encanto Ave Dana Point, CA 92629-5594
Entity Owned
4-yr Hold
Absentee Owner
Property ID
US10-3199876
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
1961
Total area
3,014 SF
Lot
0.1 ac (4,509 SF)
APN
682-272-09
UPID
US10-3199876
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
Current use
Occupant on record · Public records
-
Tropical Tan Airbrush- Mobile Spray tanning Medical Clinic Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.09M
CAP Approach
CAP
$980k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.10M
Owner & transaction history
Khanhtraug T Le Properties LLC · 4 yrs held
Khanhtraug T Le Properties LLC
since 2022
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.5M
+20.4%
Neighborhood: shopping center
$1.4M
+15.9%
Auto repair, garage
$1.3M
+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
$1,055,000
ML approach
$1,090,000
CAP Approach
CAP Return
Estimation
6%
$1,060,000
6.5%
$980,000
7%
$910,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,220,000
Current use
RETAIL STORES
$1,470,000
Change: +20% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,415,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,345,000
Change: +10% · Conversion: Difficult
OFFICE BUILDING
$1,295,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$1.10M
Range $986k – $1.20M · ±10% · vs last sale $1.12M (Jun 21 2022)
Last sale anchor
$1.12M
Jun 21 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
$363 / 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
$23,199
Tax year 2024
Assessed value
$1,955,952
Assessed 2024
Previous assessed
$1,955,952
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,836,285
Assessed improvement
$119,667
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
1961
Heating
NONE
Units
4
Total area
3,014 SF
Lot
0.1 ac (4,509 SF)
APN
682-272-09
UPID
US10-3199876
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
$1.2M
RETAIL STORES
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.3M
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
1961
Heating
NONE
Units
4
Lot
0.1 ac
Current owner
From public records · entity-resolved
Khanhtraug T Le Properties LLC
Entity
Mailing address
671 W NAPA CT, CLAREMONT, CA 91711-1553
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2022
—
Khanhtraug T Le Properties LLC
John Ngoc Nguyen
Intrafamily Transfer
related
—
Aug 15, 2014
—
John N Nguyen
Le Khanhtrang,t
Quit Claim Deed
related
—
Aug 15, 2014
$1,116,000
Nguyen,john N
Fulmer Family Trust
Grant Deed
$781,200 · Banc Hm Lns
Jan 26, 2011
—
Fulmer Family Trust
Fulmer,john W & Patricia L
Quit Claim Deed
related
—
Aug 15, 2007
$950,000
John W Fulmer
Kirkman Gabrielle S Trust
Grant Deed
$665,000 · Pff Bank & Trust
Oct 3, 2006
—
Kirkman Gabrielle S Trust
Kirkman,gabrielle
Quit Claim Deed
related
—
Dec 2, 2005
—
Gabrielle Kirkman
Keith Kirkman
Intrafamily Transfer
related
$567,000 · First Horizon Home Loan Corp
Oct 21, 2003
—
Gabrielle Scolari
Scolari,cesar P
Quit Claim Deed
related
—
Mar 6, 2001
$390,000
Cesar R Scolari
Dupont,armando
Grant Deed
$312,000 · Seaside Financial Services
Oct 30, 1996
$245,000
Pont Armando D Du
Hill Trust
Grant Deed
$188,000 · 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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