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Property profile & analytics
OFF-MARKET
Estimated value
$11,280,000
Flex space
791 Newton Way Costa Mesa, CA 92627-4277
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1102023
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1968
Total area
16,200 SF
Lot
0.93 ac (40,533 SF)
APN
424-081-07
UPID
US09-1102023
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
-
Willow Creations Gardens Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.81M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.87M
Blend (final)
Blend
$11.28M
Owner & transaction history
Rw Sepulveda Newton LLC · 3 yrs held
Rw Sepulveda Newton LLC
since 2023
Last sale
$10.5M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.1M
+6.9%
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
$11,725,000
ML approach
$11,810,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$10,345,000
Current use
RESTAURANT
$11,055,000
Change: +7% · Conversion: Difficult
RETAIL STORES
$9,895,000
Change: -4% · Conversion: Moderate
COMMERCIAL (GENERAL)
$9,805,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$11.28M
Range $10.15M – $12.41M · ±10% · vs last sale $10.50M (Jun 23 2023)
Last sale anchor
$10.50M
Jun 23 2023
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
$696 / 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
$61,974
Tax year 2024
Assessed value
$5,355,000
Assessed 2024
Previous assessed
$5,355,000
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$4,539,000
Assessed improvement
$816,000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1968
Heating
NONE
Stories
1
Units
12
Total area
16,200 SF
Lot
0.93 ac (40,533 SF)
APN
424-081-07
UPID
US09-1102023
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
INDUSTRIAL (GENERAL) Current
Est. value
$10.3M
RESTAURANT
Est. value
$11.1M
RETAIL STORES
Est. value
$9.9M
COMMERCIAL (GENERAL)
Est. value
$9.8M
INDUSTRIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
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
1968
Heating
NONE
Stories
1
Units
12
Lot
0.93 ac
Current owner
From public records · entity-resolved
Rw Sepulveda Newton LLC
Entity
Free & Clear · 3 yrs held
Mailing address
220 NEWPORT CTR DR STE #11, NEWPORT BEACH, CA 92660-7557
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 23, 2023
$10,500,000
Rw Sepulveda Newton LLC
Rsj Limited LP
Grant Deed
—
Jun 23, 2023
—
Rw Space Collective LLC
Rw Sepulveda Newton LLC
Intrafamily Transfer
related
$6,450,000 · Fidelity Bridge Loans LLC
Nov 7, 2014
—
Rsj Ltd LP
Ewing,thomas G
Quit Claim Deed
related
—
Sep 5, 2014
—
Rsj Ltd LP
Ewing,thomas G
Quit Claim Deed
related
$500,000 · Citizens Business 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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