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    12028 Keys Creek Rd Valley Center, CA

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    7-acre vineyard with entitlements for winery and events.

    Type:LAND
    Lot size:
    7.32 Acres
    Added:
    Oct 21, 2025
    Days on Market:
    180
    Last Refresh:
    Apr 5 at 10:36 pm

    Property Features for 12028 Keys Creek Rd

    General Information

    Standard status
    Active
    Lot size
    7.32 Acres
    Property subtype
    LAND

    We can help!

    Listing Contact
    Steve Nelson

    Listing agent Steve Nelson

    Listing office Central Commercial Real Estate Group

    Listing date Oct 21, 2025

    Source Moodyscre

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Central Commercial Real Estate Group

    Overview

    Valley Center Vineyard Opportunity

    This approximately 7-acre property in Valley Center, California, presents an opportunity for a small winery and events venue. The site possesses entitlements for such use, a rarity in San Diego County. Gentle slopes, open view corridors, and a rural setting characterize the location, lending itself to hospitality and agritourism. The property already features planted areas, establishing a vineyard character and framing potential guest areas. Approved plans are in place for a tasting room, winemaking facilities, and adaptable outdoor gathering spaces suitable for weddings, private events, and daily visitation. The design emphasizes an intimate guest experience and an efficient operational footprint. The entitlement package encompasses the administrative permit, grading and site plans, construction drawings, elevations, and prior supporting cost estimates. The ideal buyer will complete the approved project, partner with current ownership on future operations, or benefit from possible ownership financing, all for a qualified buyer with terms and structure to be negotiated.
    Location Intelligence

    Current Use by Public Records

    Vineyards

    Suggested Use

    Restaurant Law Firm Dental Office Hotel & Motel Food Market Farmer's Market

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

    Location Insight

    • Map
    • Local Demand
    City
    Valley Center
    County
    San Diego
    State
    California
    Longitude
    -117.073
    Latitude
    33.2925

    Nearby Similar for Sale

    • $999,000

      Valley Center Avocado and Orange Farm

      15.89 acres with mature avocado and orange trees.
      12848 Malek Ln., Valley Center, CA 92082
      View Details
    • $2,995,000

      Turn-Key Flower and Citrus Farm

      205-acre income-producing farm with diverse crops in San Diego County.
      12110 Keys Creek, Valley Center, CA 92082
      View Details

    FAQs

    What type of property is this?
    Vineyard - 7-acre vineyard with entitlements for winery and events.
    Where is this vineyard located?
    The property is located at 12028 Keys Creek Rd Valley Center, CA.
    What are key features of this property?
    This property features: Entitled for a small winery and events, a rare permit in San Diego County.; Approved plans for a tasting room, winemaking facilities, and event spaces.; Includes County Administrative Permit and approved Septic Permit.
    (760) 805-8299 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Steve Nelson
    Learn More
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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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