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    Gated Live/Work Property Lease Title is generated by Realmo AI

    31645 Rancho Viejo Road, San Juan Capistrano, CA 92675

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    For Lease
    $4,600/Mo $40 SF/Yr (calc)

    Commercial Lease - San Juan Capistrano, CA

    Property size:
    1,349 SF
    Lot size:
    0.34 Acres
    Added:
    Jun 1, 2026
    Days on Market:
    5
    Last Refresh:
    Jun 5 at 8:06 pm

    Property Features for 31645 Rancho Viejo Road

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Standard status
    Active
    APN
    66624112
    Size
    1,349 SF
    Lot size
    0.34 Acres

    Utilities

    Cooling system
    None (Cooling)

    Building Details

    Year built
    2000
    Architectural style
    Other

    We can help!

    Listing Contact
    Benjamin Prescott

    Listing agent Benjamin Prescott License #02241262

    Listing office Inhabit Collective 407 N El Camino Real, San Clemente, CA

    Listing date Jun 1, 2026

    MLS# OC26118236 Listing URL

    Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Zoned San Juan Capistrano Planning Sector A‑1 for a wide range of uses including general retail, business/medical offices, food and lodging, senior apartments, or a private residence
    • Approx. 0.34‑acre property with gated private driveway
    • Year built 2000
    • Outdoor features include a tranquil fountain and real wood‑burning fireplace
    • Flexible lease options available
    • Says supports sweeping views of the San Juan hills and surrounding valley

    Overview

    Available for lease, this live/work property is zoned with San Juan Capistrano Planning Sector A-1 and supports a wide range of uses, including general retail, business or medical offices, food and lodging, senior apartments, or a private residence. The layout includes a main home with soaring exposed beam ceilings, new appliances, and a spacious bathroom, plus approximately 1,349 square feet of interior space.

    The property sits on about 0.34 acres at 31645 Rancho Viejo Road in San Juan Capistrano, with access provided through a gated private driveway. The grounds are described as a tranquil, secluded setting with mature trees, a tranquil fountain, and a wood-burning fireplace in the outdoor living area. Views of the San Juan hills and surrounding valley are noted, and the listing indicates proximity to the Doheny Beach bike trail, downtown San Juan Capistrano, and nearby restaurants.

    This configuration can work well for tenants seeking a combined operational and lifestyle environment where daily work and customer or client activity can coexist on-site. The flexible zoning parameters and on-property outdoor features make it particularly practical for business operators, professionals, and teams looking for a private setting that remains connected to the surrounding area. Private showings are available by appointment only; please do not enter the lower gate or property without prior coordination.
    Property Profile Location Intelligence

    Current Use by Public Records

    difora Factory

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Daycare Center Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    San Juan Capistrano
    County
    Orange
    State
    California
    Longitude
    -117.655985
    Latitude
    33.5021764

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    FAQs

    What type of property is this?
    Live-work space - Zoned A-1 with gated privacy, indoor-outdoor amenities, and a setup suited for business or medical office use.
    Where is this live-work space located?
    The property is located at 31645 Rancho Viejo Road San Juan Capistrano, CA.
    What is the lease rate?
    The lease rate is $4,600 /Mo.
    What are key features of this property?
    This property features: Zoned San Juan Capistrano Planning Sector A‑1 for a wide range of uses including general retail, business/medical offices, food and lodging, senior apartments, or a private residence; Approx. 0.34‑acre property with gated private driveway; Year built 2000
    (949) 498-7711
    We can help!
    Listing Contact
    Benjamin Prescott
    Real Estate License ID: 02241262
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    31645 Rancho Viejo Road, San Juan Capistrano, CA 92675
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