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Property profile & analytics
OFF-MARKET
Estimated value
$1,280,000
Apartment buildings
615 Victoria St Costa Mesa, CA 92627-5833
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2741269
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1955
Total area
4,620 SF
Lot
0.66 ac (28,803 SF)
APN
422-211-18
UPID
US09-2741269
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.51M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.28M
Owner & transaction history
Brian K Williams · 1 yrs held
Brian K Williams
since 2025
Last sale
$50,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,635,000
6.5%
$1,510,000
7%
$1,400,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,060,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$1.28M
Range $1.15M – $1.41M · ±10% · vs last sale $50k (Jan 7 2025)
Last sale anchor
$50k
Jan 7 2025
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
$277 / 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
$20,849
Tax year 2024
Assessed value
$1,736,966
Assessed 2024
Previous assessed
$1,736,966
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$1,501,083
Assessed improvement
$235,883
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
1955
Heating
NONE
Stories
1
Units
6
Total area
4,620 SF
Lot
0.66 ac (28,803 SF)
APN
422-211-18
UPID
US09-2741269
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
AUTO REPAIR, GARAGE
Est. value
$2.1M
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
1955
Heating
NONE
Stories
1
Units
6
Lot
0.66 ac
Current owner
From public records · entity-resolved
Brian K Williams
Individual
Mailing address
1900 MAIN ST STE #375, IRVINE, CA 92614-7332
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2025
$50,000
Brian K Williams
Victoria Street I LLC
Grant Deed
$3,000,000 · Lone Oak Fund LLC
Dec 13, 2019
$3,250,000
Victoria Street I LLC
Prescott Brad R Living Trust
Trustees Deed
$1,787,500 · California Bk&tr
Oct 24, 2019
—
Whelan,john F Living Trust
John F Whelan
Correction Deed
related
—
Oct 2, 2019
—
Raney Family Trust
Raney Family Trust
Quit Claim Deed
related
$1,633,500 · Bank Of America
Sep 24, 2019
—
Prescott,brad R Living Trust
Whelan John F Living Trust
Quit Claim Deed
related
—
—
—
John F Whelan
—
Deed Of Trust
related
$505,000 · Washington Mutual Fsb
—
—
John Whelen
—
Deed Of Trust
related
$100,000 · Individual
—
—
Whelan John F Living Trust
—
Deed Of Trust
related
$1,000,000 · Kaiser Federal 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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