Costa Mesa Commercial
For Sale
$2,899,000
2165 Harbor Blvd, Costa Mesa, CA 92627
Located in commercial area with high visibility and parking.
Property Size5,600 SF
Lot Size0.23 Acres
Days on Market276
Property Features for 2165 Harbor Blvd
General Information
Standard status
Active
Size
5,600 SF
Lot size
0.23 Acres
Property subtype
Commercial
Building Details
Building Size
5,600 SF
Units
1
Listing Agency:
(818) 657-6500
Listed By:
Dee Celik
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 13
Last Checked: Aug 29 at 1:20PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Dee Celik
Investment Insights
Based on property information with market context.
This two-story property is located in the commercial area of Costa Mesa, the second property from the corner of Victoria and Harbor Blvd. The location offers high visibility. The building features multiple rooms and entrances from both the street side and the rear. There are four parking spaces in the front and thirteen spaces in the back. The property appears to have all ADA requirements in place. It is suitable for a retail business or office.
Key Highlights
- High‑visibility location on a commercial street near Victoria and Harbor Blvd.
- Ample parking: 4 spaces in front and 13 in back.
- Suitable for retail or office use.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$92,851
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.20%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,857,020
$1.9M
Cap Rate 7%
$1,326,443
$1.3M
Cap Rate 9%
$1,031,678
$1.0M
Market Conditions
NOI Build-Up for 5,600 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$147.8K $26.40/SF
− Vacancy
−$24.0K −$4.29/SF
EGI
$123.8K $22.11/SF
− OpEx
−$31.0K −$5.53/SF
NOI
$92.9K $16.58/SF
Area
Costa Mesa, CA
Vacancy
16.26%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,857,020
Cap Rate 7%
$1,326,443
Cap Rate 9%
$1,031,678
Alternative Uses
Best Use
Office B
$1.33M
$1.16M – $1.55M
NOI $92,851 @ 7.0% cap · market cap 3.20%
Second Best
Retail
$1.29M
$1.13M – $1.50M
NOI $90,119 @ 7.0% cap · market cap 3.11%
Theoretical Best
Office A
$1.90M
$1.66M – $2.21M
NOI $132,766 @ 7.0% cap · market cap 4.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,287
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 92627, CA
61,764
Population
23,286
Households
2.7
Avg Household Size
36
Median Age
42%
College-Educated
85%
High-School Grad
6.4 sq mi
ZIP Area
9,651
Density / Sq Mi
$105,039
Median Household Income
$49,236
Median Earnings
$2,299
Median Rent
$1,074,900
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Located in commercial area with high visibility and parking.
Where is this storefront property located?
The property is located at 2165 Harbor Blvd Costa Mesa, CA.
What is the asking price?
The asking price for this property is $2,899,000.
What are key features of this property?
This property features: High‑visibility location on a commercial street near Victoria and Harbor Blvd.; Ample parking: **4 spaces in front and 13 in back.**; Suitable for retail or office use.
