2197 Santa Ana Avenue, Costa Mesa, CA 92627
2197 Santa Ana Avenue, Costa Mesa, CA 92627
Property Description
Welcome to 2197 Santa Ana Ave, a truly rare offering in the heart of Eastside Costa Mesa. Situated on an expansive 10,000+ square foot lot, this unique property presents exceptional potential with eligibility for an SB9 lot split or Historic Preservation opportunities—making it a standout investment and lifestyle opportunity. Originally built in 1922, the charming single-story main residence features 3 bedrooms and 1 bathroom, thoughtfully updated with remodeled kitchen, bathrooms, and flooring while still preserving its original character and architectural details. The warm, inviting atmosphere offers a nostalgic nod to the area’s rich history. Complementing the main home is a detached ADU with its own bedroom and bathroom—perfect for guests, rental income, or multi-generational living. A small basement adds additional flexibility, ideal for storage, a workshop, or creative use. The property boasts a spacious front yard and an expansive backyard, providing endless possibilities for outdoor entertaining, expansion, or future development. Whether you’re looking to build your dream home, create a custom compound, or explore multi-unit potential, this oversized lot offers incredible flexibility. Located in highly desirable Eastside Costa Mesa, just minutes from beaches, popular dining, shopping, and top-rated schools, this is a rare opportunity to own a versatile property in one of Orange County’s most sought-after neighborhoods. Don’t miss your chance to unlock the full potential of this exceptional property.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Costa Mesa · Single Family Residence
Listed 37.6% above the median closed sale of $1,980,000. Price per sqft ($1,326) is a 30% premium to closed comps ($1,021). Closed comps sold at 101% of list — strong seller's market. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Positioned above the market — commands a premium.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 245 Tulane | Costa Mesa | 1967 | 4 | 2 | 1,645 | 8,000 | $1,215 | $2.00M | 52 | 82 |
| 360 Villanova Road | Costa Mesa | 1956 | 4 | 2 | 1,513 | 7,700 | $1,305 | $1.98M | 7 | 79 |
| 200 Wake Forest | Costa Mesa | 1958 | 4 | 2 | 1,513 | 7,600 | $1,120 | $1.70M | 3 | 79 |
| 278 Santo Tomas | Costa Mesa | 1958 | 4 | 3 | 1,750 | 7,279 | $1,057 | $1.85M | 32 | 79 |
| 2972 Teakwood Place | Costa Mesa | 1959 | 3 | 2 | 1,732 | 7,326 | $952 | $1.65M | 44 | 79 |
| Total: 5 · Average | 3.8 | 2.2 | 1,630.6 | 7,581 | $1,129.8 | $1.83M | 27.6 | |||
| Median | 1,645 | $1.85M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 2904 Club House Road | Costa Mesa | 1963 | 10/07/2026 | 4 | 2 | 2,050 | 8,400 | $2.29M | $2.29M | $1,117 | 1.00 | 95 | 91 |
| 2611 Westminster | Costa Mesa | 1957 | 09/21/2026 | 4 | 2 | 2,004 | 8,400 | $2.79M | $2.79M | $1,395 | 1.00 | 46 | 90 |
| 1697 Labrador | Costa Mesa | 1958 | 09/28/2026 | 3 | 3 | 1,996 | 9,828 | $1.90M | $1.98M | $989 | 1.04 | 66 | 88 |
| 2762 Tern Circle | Costa Mesa | 1965 | 10/09/2026 | 4 | 3 | 2,151 | 8,352 | $1.98M | $1.98M | $921 | 1.00 | 31 | 86 |
| 3062 Johnson Avenue | Costa Mesa | 1963 | 10/01/2026 | 4 | 2 | 1,944 | 6,600 | $1.30M | $1.33M | $682 | 1.02 | 41 | 83 |
| Total: 5 · Average | 3.8 | 2.4 | 2,029 | 8,316 | $2.07M | $2.07M | $1,020.8 | — | 55.8 | ||||
| Median | 2,004 | $1.98M | $1.98M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.