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Property profile & analytics
OFF-MARKET
Estimated value
$10,255,000
Retail space
115 Broadway Costa Mesa, CA 92627-2814
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3333211
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1955
Total area
10,888 SF
Lot
0.31 ac (13,463 SF)
APN
425-451-16
UPID
US09-3333211
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
-
Lovely Salon & Cosmetic Center Hair Salon Nail Salon
-
Lyft's Advertisement Area Marketing & Advertising Advertising Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.56M
Blend (final)
Blend
$10.26M
Owner & transaction history
1848 Newport Rhm Tic LLC · 4 yrs held
1848 Newport Rhm Tic LLC
since 2022
Last sale
$10.6M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.4M
+11.7%
Industrial (general)
$7.0M
+4.5%
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 Costa Mesa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Costa Mesa 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
$10,080,000
ML approach
$8,440,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$6,650,000
Current use
RESTAURANT
$7,430,000
Change: +12% · Conversion: Easy
INDUSTRIAL (GENERAL)
$6,955,000
Change: +5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,590,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$10.26M
Range $9.23M – $11.28M · ±10% · vs last sale $10.60M (May 17 2022)
Last sale anchor
$10.60M
May 17 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
$942 / 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
$77,112
Tax year 2024
Assessed value
$7,085,124
Assessed 2024
Previous assessed
$7,085,124
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$6,762,600
Assessed improvement
$322,524
Applied tax rate
15.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1955
Heating
NONE
Stories
1
Units
2
Total area
10,888 SF
Lot
0.31 ac (13,463 SF)
APN
425-451-16
UPID
US09-3333211
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
RETAIL STORES Current
Est. value
$6.7M
RESTAURANT
Est. value
$7.4M
INDUSTRIAL (GENERAL)
Est. value
$7.0M
COMMERCIAL (GENERAL)
Est. value
$6.6M
RETAIL STORES Current
RESTAURANT
INDUSTRIAL (GENERAL)
COMMERCIAL (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
1955
Heating
NONE
Stories
1
Units
2
Lot
0.31 ac
Current owner
From public records · entity-resolved
1848 Newport Rhm Tic LLC
Entity
Mailing address
17752 FITCH, IRVINE, CA 92614-6033
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 17, 2022
$10,600,000
1848 Newport Rhm Tic LLC
Costa M Ppls LLC
Grant Deed
—
Jul 6, 2021
$6,000,000
Costa M Ppls LLC
Newport Boulevard Associates
Grant Deed
$4,100,000 · Laura Borgin Living Trust
May 5, 1993
—
Newport Blvd Assoc
Koteles,barbara
Grant Deed
related
—
May 10, 1989
—
Barbara Koteles
—
Deed Of Trust
related
—
—
—
Newport Blvd Assocuates
—
Deed Of Trust
related
$470,000 · First Professional Bank
—
—
Newport Boulevard Associates
—
Deed Of Trust
related
$278,997 · Pacific Western Bank
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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