Office Unit with Private
For Sale
$650,000
2900 Bristol, Costa Mesa, CA 92626
Medical/office condo with reception space, kitchen storage, wood flooring, and central air.
Property Size1,272 SF
Price / SF$511.01
Days on Market31
Property Features for 2900 Bristol
General Information
Standard status
Active
Size
1,272 SF
Property subtype
Office
Additional Details
Office Units
1
Amenities
Central Air
Corner Lot.
Creek
Creek. Corner.
Building Details
Year Built
1981
Listing Agency:
BHHS CA Properties
(714) 602-2626
Listed By:
Payal Shamdasani · License #02052157
Source:
Xome
Added: Jul 11
Changed: Aug 9
Last Checked: Aug 10 at 3:11AM
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 BHHS CA Properties
Investment Insights
Based on property information with market context.
This ±1,272 SF office condo at 2900 Bristol, Suite C105, combines five private offices with an open reception area and a kitchen/storage room. Wood flooring extends throughout the interior, while central air supports the workspace environment. Built in 1981, the unit is configured for office use with a practical mix of enclosed rooms and shared areas.
The property is located in Costa Mesa, California, at 2900 Bristol. The suite’s medical/office layout provides a dedicated reception area, private workspaces, and supporting storage and kitchen functions within one commercial unit.
The property is located in Costa Mesa, California, at 2900 Bristol. The suite’s medical/office layout provides a dedicated reception area, private workspaces, and supporting storage and kitchen functions within one commercial unit.
Key Highlights
- ±1,272 SF office condo
- Five private offices and open reception area
- Kitchen/storage room included
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
$21,090
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
3.24%
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%
$421,800
$421.8K
Cap Rate 7%
$301,286
$301.3K
Cap Rate 9%
$234,333
$234.3K
Market Conditions
NOI Build-Up for 1,272 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
$33.6K $26.40/SF
− Vacancy
−$5.5K −$4.29/SF
EGI
$28.1K $22.11/SF
− OpEx
−$7.0K −$5.53/SF
NOI
$21.1K $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%
$421,800
Cap Rate 7%
$301,286
Cap Rate 9%
$234,333
Alternative Uses
Best Use
Office B
$301.3K
$263.6K – $351.5K
NOI $21,090 @ 7.0% cap · market cap 3.24%
Second Best
Healthcare Medical
$290.5K
$254.2K – $338.9K
NOI $20,332 @ 7.0% cap · market cap 3.13%
Theoretical Best
Office A
$430.8K
$377.0K – $502.6K
NOI $30,157 @ 7.0% cap · market cap 4.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
2,592
Businesses Nearby
Explore this area
Business Placement
Demographics for 92626, CA
50,885
Population
20,643
Households
2.5
Avg Household Size
37
Median Age
46%
College-Educated
91%
High-School Grad
9.7 sq mi
ZIP Area
5,246
Density / Sq Mi
$117,627
Median Household Income
$55,920
Median Earnings
$2,520
Median Rent
$1,037,700
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?
Office units - Medical/office condo with reception space, kitchen storage, wood flooring, and central air.
Where is this office units located?
The property is located at 2900 Bristol Costa Mesa, CA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: ±1,272 SF office condo; Five private offices and open reception area; Kitchen/storage room included
