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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Office Spaces
2900 Bristol St 44, Costa Mesa, CA 92626-5981
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US09-3261760
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1981
Total area
966 SF
Lot
0.05 ac (2,151 SF)
APN
939-570-53
UPID
US09-3261760
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
-
Burba Hotel Network Hotel & Motel
-
inVibe Labs Advertising Agency
-
Sukut Dental Dental Office
-
Micro Digital, Inc. (Bike/Boat/Book/etc) Store Corporate Office
-
Evara VR (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$570k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$449k
Blend (final)
Blend
$515k
Owner & transaction history
John M Wyson · 6 yrs held
John M Wyson
since 2020
Last sale
$468,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$500,000
+40.2%
Neighborhood: shopping center
$455,000
+26.4%
Auto repair, garage
$430,000
+20.2%
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
$625,000
ML approach
$570,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$360,000
Current use
RETAIL STORES
$500,000
Change: +40% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$455,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$430,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$340,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$515k
Range $464k – $567k · ±10% · vs last sale $468k (Mar 9 2020)
Last sale anchor
$468k
Mar 9 2020
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
$533 / 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
$3,924
Tax year 2024
Assessed value
$327,020
Assessed 2024
Previous assessed
$327,020
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$225,162
Assessed improvement
$101,858
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1981
Heating
NONE
Total area
966 SF
Lot
0.05 ac (2,151 SF)
APN
939-570-53
UPID
US09-3261760
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
OFFICE BUILDING Current
Est. value
$360,000
RETAIL STORES
Est. value
$500,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$455,000
AUTO REPAIR, GARAGE
Est. value
$430,000
COMMERCIAL (GENERAL)
Est. value
$340,000
OFFICE BUILDING Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1981
Heating
NONE
Lot
0.05 ac
Current owner
From public records · entity-resolved
John M Wyson
Individual
Mailing address
2900 BRISTOL ST STE D209, COSTA MESA, CA 92626-5989
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2020
$468,000
John M Wyson
Hoang Holdings LLC
Grant Deed
$374,400 · Bbva USA
Jun 8, 2017
$398,000
Hoang Holdings LLC
Roxana I Arenas
Grant Deed
$202,500 · Wells Fargo Bank NA
May 8, 2006
—
Roxana I Arenas
Essex-waters At Creekside LLC
Grant Deed
—
May 12, 2005
—
Essex-waters At Creekside LLC
Waters,at Creekside I LLC
Quit Claim Deed
$9,000,000 · Cfcm-m&i LLC
Dec 23, 2003
—
Waters At Creekside 1 LLC
—
Deed Of Trust
related
$2,425,500 · First Regional Bank
Mar 31, 1994
$5,000,000
Tr Brell Creekside Corp
Brazos Partners
Grant Deed
—
Dec 22, 1992
$6,660,000
West Fed S New
Wellington,prope
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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