Suite 113Paseo 17234 E 17th St, Costa Mesa

The MahjongClub

Leasing proposal

A weekly destination for Suite 113.

Read the proposal
01 · The Proposal

A tenant people drive to.

The Mahjong Club is a members' game lounge for Newport Beach women. They come in groups of four, play for two to four hours, and spend the rest of the afternoon at Paseo 17.

A boutique sees its customer for about forty minutes, roughly once a month. The club sees her every week, with three friends. She parks once, has coffee before the game and lunch after it.

We sell retail too: tile sets, mats, bags and gifts. That is the second reason she comes. The table is the first.

See the two tenants side by side
Four women mid-game at a green felt table in the club
The Suite 113 storefront under the timber arcade today
Suite 113 today
02 · Two Tenants

Same suite.
Two different plazas.

Women playing at the club's green felt tables The club from the front door, looking to the back window The banquette and game floor under rattan pendants Fluted travertine reception and the banquette
The Mahjong Club · Proposed

A weekly habit, in fours.

2–4 h
Time per visit
Weekly
Visit cadence
×4
Party size
5
Revenue streams

A game is an afternoon. Standing tables and memberships bring the same women back every week, and each one arrives with three friends. Revenue comes from open play, memberships, lessons, private events, and retail.

Post-COVID, we were really, really searching for the opportunity to have face-to-face interaction.Club organizer, Boca Raton · Boca Magazine11
Walk through the space
A designer mahjong set on the travertine counter with two glasses of rosé
Hands with gold bracelets arranging tiles on a rack
03 · The Moment

The fastest-growing social game in the country.

Yelp searches for mahjong clubs rose 4,467% in 2025, and “mahjong club” hit an all-time high in August 2026.6 Game nights grew 94% in a year, and California is one of the three biggest states on the leading scheduling platform.4

Zinqué on Mariners Mile already sells out mahjong nights with a visiting instructor.10 Newport Beach has the demand. It does not have the room.

900
Members in one LA club’s first 15 months6
500+
Clubs on one booking platform4
$400–925
A designer set6
04 · Her Thursday

One member.
Five stops at Paseo 17.

She parks once at 10:15 and leaves a little after four. Choose a stop to see where she is in the plaza and who she spends with.

Spend
Suite 113The club
Back
Tea
Banquette
Floor
Tables 1–4
Tables 5–8
Front
Reception
Retail arch
Paseo 17The plaza
Courtyard
Milligram Coffee & Kitchen
Patio dining
Arcade
Neighboring shops
The arcade
Arrival
Parking

Schematic, not a site plan. One car, one parking space, six hours.

A conservative week

About 280 guests through the door.

Our planning assumptions, not a forecast. Eight tables at 60% of two weekday seatings, plus two evening programs and one private event.

  • Weekday daytime players (Mon–Fri, 2 seatings, 60% full)192
  • Evening programs (2 a week, 24 players)48
  • Private event (1 a week)24
  • Saturday open play (1 seating)20
  • Guests per week~280
What it means for neighbors

About $190k a year spent outside Suite 113.

Assume only two in three guests buy something else in the plaza, at the low end of the ranges above.

  • Plaza visits generated per week~280
  • Guests who buy coffee or lunch nearby (2 in 3)~185
  • Spend with neighbors per week, at $20 average~$3,700
  • Spend with neighbors per year~$190k
05 · The Member

She lives ten minutes away and has the afternoon.

Our member is 35 to 65, most often 45 to 60, and plays in a standing group of four. Newport Beach is one of the wealthiest cities in Orange County, and 17th Street sits on its border with Newport Heights and Eastside Costa Mesa.

  • $157kNewport Beach median household income8
  • $180kMedian income, householders 45 to 648
  • 46.1Median age of Newport Beach women8
  • 51.9%Share of residents who are women8
  • $188kAverage household income within one mile of E 17th St9
  • 95Walk Score, East 17th Street corridor9

Census-derived figures from World Population Review and CommercialCafe. The one-mile figure comes from a current 17th Street leasing flyer; we'll confirm it with an Esri report.

Concept film · Suite 113

Walk in from 17th Street.

Open the 3D model
06 · Location

Paseo 17

234 E 17th St, Costa Mesa.

17th Street is the main street for Newport Heights and Eastside Costa Mesa, where many of our members already live. Lido, Balboa Island and Corona del Mar are ten minutes away. Newport Coast is about fifteen.

By carTo Paseo 17
  • Eastside Costa Mesa3min0.8 mi
  • Newport Heights4min1.2 mi
  • Dover Shores5min1.6 mi
  • Lido Isle7min2.9 mi
  • Balboa Island9min3.4 mi
  • Fashion Island10min4.3 mi
  • Corona del Mar10min4.4 mi
  • Newport Coast16min8.2 mi
On footIn the courtyard
  • Milligram Coffee & Kitchen1minSuite 107

Drive times without traffic, from OpenStreetMap routing.12

Map of Newport Beach and Costa Mesa with Paseo 17 marked and rings at one, three and five miles © OpenStreetMap contributors 1 mi 3 mi 5 mi Eastside CM 3 Newport Heights 4 Dover Shores 5 Lido Isle 7 Balboa Island 9 Fashion Island 10 Corona del Mar 10 Newport Coast 16 Paseo 17
Minutes by car · 234 E 17th St, Costa Mesa, CA 92627 Open in Google Maps
08 · Walk It

Walk Suite 113 before you sign.

The Suite 113 door todayToday Suite 113 as the clubProposed

A 3D model built from the floor plan: 15'-0" by 40'-6", twelve-foot ceilings, the existing arch and back window. Nothing structural moves.

Open the 3D walkthrough
09 · The Program

A week at the club.

Daytime is open play and lessons. Evenings are the social calendar. Weekends are private events: birthdays, showers and team outings.

  • Open playPer seat
  • MembershipMonthly
  • Lessons4-week course
  • Private eventsBy booking
  • Retail & teaSets, tea
Hover a card to see moreTap a card to see more
Mon to Sat · Daytime
Open play & lessons
Two seatings a day · The daily engine
Wed & Thu · Evenings
Game night, league night
Tea and snacks · Two nights
Sat & Sun · Private
Birthdays, showers, team events
Room buy-outs · The highest ticket
10 · The Tenant

Why this is the lower-risk lease.

Ownership wants a soft-goods tenant for predictability. A members' club with five revenue streams and a weekly habit is the more predictable of the two, and the rest of the center benefits from it.

  1. 01Recurring revenue, no inventory riskMemberships and standing tables bill monthly. No season to miss and no markdown rack.
  2. 02Built for in-personYou can't ship an afternoon with three friends. Online retail doesn't compete with it.1
  3. 03Quiet, daytime useNo cooking, no amplified music, no late hours. Peak is 32 seated adults.
  4. 04Light build-out, fast openPaint, lighting, millwork and furniture. The arch, window, ducts and polished concrete stay.
  5. 05A storefront the center can marketA named club with a calendar and press interest gives people a reason to write about Paseo 17.
  6. 06Retail includedIf the use clause needs a retail component: sets, mats, bags and gifts on the arch shelves.
11 · The Ask

Give Suite 113 a tenant people drive to.

We'd like thirty minutes with ownership to walk the model together and talk through the lease. The walkthrough works on a phone, so it can come to the meeting.

Jade
The Mahjong Club · Newport Beach
Thirty minutes

What we'll bring to the meeting.

  1. The 3D model of Suite 113, walked together.
  2. Our opening budget.
  3. The membership pipeline.
  4. Proposed use-clause language, retail component included.
Open the 3D model Back to top
Suite 113Walk the space in 3D