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Property profile & analytics
OFF-MARKET
Estimated value
$4,085,000
Apartment buildings
609 Sleepy Holw Ln Laguna Beach, CA 92651-2470
Trust Owned
17-yr Hold
Absentee Owner
Property ID
US09-2243250
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1971
Total area
13,381 SF
Lot
0.39 ac (16,845 SF)
APN
644-022-01
UPID
US09-2243250
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
-
CostaLive Film Production Television Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.93M
Comparable Approach
Comparable
$2.52M
Blend (final)
Blend
$4.09M
Owner & transaction history
Ldwldf Trust · 17 yrs held
Ldwldf Trust
since 2009
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$6.5M
+25.5%
Neighborhood: shopping center
$6.3M
+20.8%
Office building
$6.0M
+15.3%
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 Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Laguna Beach 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$4,255,000
6.5%
$3,930,000
7%
$3,650,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,195,000
Current use
RETAIL STORES
$6,520,000
Change: +25% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,275,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$5,995,000
Change: +15% · Conversion: Moderate
AUTO REPAIR, GARAGE
$5,970,000
Change: +15% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,395,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$4.09M
Range $3.68M – $4.49M · ±10%
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
$305 / 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
$142,598
Tax year 2024
Assessed value
$12,872,745
Assessed 2024
Previous assessed
$12,872,745
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$10,851,357
Assessed improvement
$2,021,388
Applied tax rate
5.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1971
Heating
NONE
Stories
4
Units
20
Total area
13,381 SF
Lot
0.39 ac (16,845 SF)
APN
644-022-01
UPID
US09-2243250
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
$5.2M
RETAIL STORES
Est. value
$6.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.3M
OFFICE BUILDING
Est. value
$6.0M
AUTO REPAIR, GARAGE
Est. value
$6.0M
INDUSTRIAL (GENERAL)
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
Stories
4
Units
20
Lot
0.39 ac
Current owner
From public records · entity-resolved
Ldwldf Trust
Trust
Mailing address
8452 DEEPVIEW DR, HUNTINGTON BEACH, CA 92646-3810
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 27, 2009
—
Ldwldf Trust
Ehrenpreis Family Trust
Grant Deed
—
Jan 30, 2009
—
Enrenpreis Family Trust
Cannon Equity Partners V Ltd
Quit Claim Deed
related
—
May 1, 2008
—
Ehrenpreis Family Trust
Cannon Equity Partners V Ltd
Quit Claim Deed
related
—
Jun 15, 2007
—
Ehrenpreis Family Trust
—
Deed Of Trust
related
$5,000,000 · Vandaele P & R Family Trust
Apr 25, 2006
—
Ehrenpreis Jacqueline M Tr
Ehrenpreis,werner E
Affidavit Of Death
related
$2,985,000 · World Savings
—
—
Ehrenpreis,tr
—
Deed Of Trust
related
$1,085,000 · World Savings Bank
—
—
Ehrenpreis Trust
—
Deed Of Trust
related
$275,000 · World Savings Bank
—
—
Ehrenpreis,tr
—
Deed Of Trust
related
$3,000,000 · World Savings Bank
—
—
Ehrepreis,tr
—
Deed Of Trust
related
$1,650,000 · World Savings Bank
—
—
Werner E Ehrenpeis
—
Deed Of Trust
related
$150,000 · World Savings Bank
—
—
Ehrenpreis Family Trust
—
Deed Of Trust
related
$500,000 · Alliance Portfolio
—
—
Ehrenpreis Family Trust
—
Deed Of Trust
related
$1,000,000 · Western Highland Mortgage Co
—
—
Ldwldf Trust
—
Loan Modification
related
$6,000,000 · Cathay Bk
—
—
Ldwldf Trust
—
Deed Of Trust
related
$4,500,000 · Cathay Bank
—
—
Ldwldf Trust
—
Deed Of Trust
related
$5,000,000 · Henderson Cap Grp LLC
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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