Powered by Property iQ
| Property | RBA (SF) | City | State | Zip | For Sale Price | Price / SF |
|---|---|---|---|---|---|---|
| 1800 Quail St | 15 331 | Newport Beach | CA | 92660-2336 | $7 788 290 | $508 |
| 950 Roosevelt Ave | 9 920 | Irvine | CA | 92620-3664 | $8 150 000 | $822 |
| 2534 N Santiago Blvd | 5 145 | Orange | CA | 92867-1827 | $1 949 955 | $379 |
| 7491 Talbert Ave | 8 800 | Huntington Beach | CA | 92648-1212 | $3 350 000 | $381 |
| 800 E Wardlow Rd | 5 456 | Long Beach | CA | 90807-4651 | $2 320 000 | $425 |
| 425 E 4th St | 19 000 | Long Beach | CA | 90802-2568 | $2 500 000 | $132 |
| 530 E 4th St | 8 000 | Long Beach | CA | 90802-2501 | $1 400 000 | $175 |
| 1605 E 4th St | 6 137 | Santa Ana | CA | 92701-8301 | $2 250 000 | $367 |
| 830 Atlantic Ave | 6 282 | Long Beach | CA | 90813-4513 | $1 444 860 | $230 |
| 12630 Brookhurst St | 8 243 | Garden Grove | CA | 92840-4800 | $3 090 000 | $375 |
| 10092 Chapman Ave | 6 369 | Garden Grove | CA | 92840 | $2 300 000 | $361 |
| 1750 E Deere Ave | 9 248 | Santa Ana | CA | 92705-5719 | $3 320 032 | $359 |
| 1820 E Deere Ave | 8 094 | Santa Ana | CA | 92705-5721 | $3 228 506 | $399 |
| 9774 Katella Ave | 7 800 | Anaheim | CA | 92804-6449 | $2 700 000 | $346 |
| 3111 Long Beach Blvd | 8 400 | Long Beach | CA | 90807-5015 | $6 068 000 | $722 |
| 2317 Orange Ave | 5 000 | Signal Hill | CA | 90755-3531 | $2 100 000 | $420 |
| 2 Peters Canyon Rd | 7 678 | Irvine | CA | 92606-1798 | $3 839 000 | $500 |
| 2070 N Tustin Ave | 9 032 | Santa Ana | CA | 92705-7827 | $2 970 000 | $329 |
| 3838 Atlantic Ave | 10 000 | Long Beach | CA | 90807-3527 | $3 500 000 | $350 |
| 1761 E Garry Ave | 9 248 | Santa Ana | CA | 92705-5800 | $2 950 000 | $319 |
| 1631 E 18th St | 5 903 | Santa Ana | CA | 92705-7101 | $2 000 000 | $339 |
| 601-607 S Harbor Blvd | 5 397 | Anaheim | CA | 92805-4521 | $1 754 025 | $325 |
| 18051 Irvine Blvd | 5 133 | Tustin | CA | 92780-3308 | $1 500 000 | $292 |
| 7744 Westminster Blvd | 6 100 | Westminster | CA | 92683 | $3 100 000 | $508 |
The current set of 24 active listings across Orange and Los Angeles County submarkets reveals a strong correlation between location, building size, and price per square foot. The analysis below summarizes the major relationships and value trends observed in this data.
Cities with stronger economic bases and higher median household incomes—such as Irvine and Newport Beach—command the highest average pricing, with $661/SF and $508/SF respectively. In contrast, Santa Ana, Tustin, and Anaheim average between $290–$360/SF, offering clear value opportunities for owner-users and investors.
| City | # Listings | Avg Price/SF | Range ($/SF) |
|---|---|---|---|
| Irvine | 2 | $661 | 500–822 |
| Newport Beach | 1 | $508 | — |
| Long Beach | 5 | $396 | 132–722 |
| Santa Ana | 5 | $357 | 319–399 |
| Anaheim | 2 | $335 | 325–346 |
| Tustin | 1 | $292 | — |
The correlation between city type and price per square foot is approximately 0.58, indicating that location and economic base explain more than half the observed price variance. Premium pricing is concentrated in the coastal and innovation-oriented submarkets of Irvine and Newport Beach.
There is a noticeable inverse correlation (≈ –0.47) between building size (RBA) and price per SF. Smaller buildings under 7,000 SF typically trade at higher prices per SF because they appeal to SBA 504 buyers and owner-users seeking flexibility. Larger assets above 10,000 SF sell at discounted rates due to investor-driven pricing and higher operating costs.
| Market Segment | Avg $/SF | Investment View | Strategy |
|---|---|---|---|
| Irvine / Newport | $500–$820 | Fully Priced | Focus on off-market or flex/industrial cross-use assets. |
| Santa Ana / Anaheim / Tustin | $290–$360 | Value-Add | Target SBA buyers; pursue short-term rollover repositioning. |
| Long Beach / Signal Hill | $230–$420 | Transitional | Leverage adaptive reuse and creative office conversions. |
| Garden Grove / Westminster | $360–$510 | Stable | Core small-business market; predictable absorption. |
Summary: The data shows clear stratification between premium and value markets. Irvine and Newport Beach reflect top-tier pricing and scarcity value, while Central OC cities such as Santa Ana and Tustin offer the most attractive entry points on a cost-per-foot basis. Investors seeking yield should focus on Central OC repositioning plays; owner-users should monitor smaller listings under 7,000 SF for purchase timing.