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Property profile & analytics
OFF-MARKET
Estimated value
$3,660,000
Apartment buildings
2565 Santa Ana Ave Costa Mesa, CA 92627-5402
Entity Owned
4-yr Hold
Absentee Owner
Property ID
US09-2600810
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1975
Total area
7,042 SF
Lot
0.46 ac (19,889 SF)
APN
439-192-33
UPID
US09-2600810
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
-
Spalicious Promos Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.11M
CAP Approach
CAP
$2.30M
Comparable Approach
Comparable
$4.57M
Blend (final)
Blend
$3.66M
Owner & transaction history
Fx Investment One LLC · 4 yrs held
Fx Investment One LLC
since 2021
Last sale
$3.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.8M
+42.4%
Industrial (general)
$4.5M
+33.2%
Retail stores
$4.3M
+27.5%
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
$4,435,000
ML approach
$4,105,000
CAP Approach
CAP Return
Estimation
6%
$2,490,000
6.5%
$2,300,000
7%
$2,135,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,375,000
Current use
RESTAURANT
$4,805,000
Change: +42% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,495,000
Change: +33% · Conversion: Difficult
RETAIL STORES
$4,300,000
Change: +27% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,260,000
Change: +26% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,305,000
Change: -2% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,140,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$3.66M
Range $3.29M – $4.03M · ±10% · vs last sale $3.28M (Nov 16 2021)
Last sale anchor
$3.28M
Nov 16 2021
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
$520 / 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
$38,348
Tax year 2024
Assessed value
$3,407,310
Assessed 2024
Previous assessed
$3,407,310
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$2,991,150
Assessed improvement
$416,160
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1975
Heating
NONE
Stories
2
Units
7
Total area
7,042 SF
Lot
0.46 ac (19,889 SF)
APN
439-192-33
UPID
US09-2600810
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
$3.4M
RESTAURANT
Est. value
$4.8M
INDUSTRIAL (GENERAL)
Est. value
$4.5M
RETAIL STORES
Est. value
$4.3M
COMMERCIAL (GENERAL)
Est. value
$4.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
INDUSTRIAL (GENERAL)
RETAIL STORES
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1975
Heating
NONE
Stories
2
Units
7
Lot
0.46 ac
Current owner
From public records · entity-resolved
Fx Investment One LLC
Entity
Mailing address
2404 CLF DR, NEWPORT BEACH, CA 92663-5126
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 16, 2021
$3,275,000
Fx Investment One LLC
Robert A Shupp
Grant Deed
$1,665,000 · First Republic Bank
May 24, 2021
—
Ryan H Shupp
Robert A Shupp
Correction Deed
related
—
Feb 22, 2008
—
Shupp Jenna Trust
Shupp Jenna Trust
Quit Claim Deed
related
—
Mar 17, 1995
—
Ryan Shupp
Shupp,
Quit Claim Deed
related
—
Sep 19, 1994
—
Adele Shupp
Shupp,
Quit Claim Deed
related
—
Aug 30, 1994
—
Robert Shupp
Shupp,
Quit Claim Deed
related
—
Jun 15, 1994
$730,000
Robert Shupp
Longman,robert E
Grant Deed
$547,500 · Home Savings Of America
Sep 21, 1988
$775,000
Robert E Longman
Doan Heidi
Trustees Deed
$555,000 · Home Savings Of America
Sep 21, 1988
—
Heidi Doan
Soltwedel Juerge
Trustees Deed
related
—
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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