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    Pioneertown Land with Recreational Zoning Title is generated by Realmo AI

    1531 Orion Trail, Pioneertown, CA 92268

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    Claim this Listing
    For Sale
    $120,000

    Land/Lot - Pioneertown, CA

    Lot size:
    871,200.00 Acres
    Added:
    Jan 12, 2026
    Days on Market:
    116
    Last Refresh:
    May 8 at 9:06 pm

    Property Features for 1531 Orion Trail

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RC
    Exterior features
    Community Features Included: Blm/National Forest, Foothills, Hiking, Horse Trails, Mountainous, Preserve/Public Land, Rural, Valley
    Standard status
    Active
    APN
    0447322060000
    Lot size
    871,200.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Joey Viramontes

    Listing agent Joey Viramontes

    Listing office Joshua Tree Realty 61325 Twentynine Palms Hwy., Yucca Valley, CA

    Listing date Jan 12, 2026

    MLS# JT26001415 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

    • 10 acre land in a private "Hi Desert" community (Burns Canyon's "4 corners")
    • Located in the transition zone between Joshua Tree forest and Pinion Pine/Juniper forest, near San Bernardino National Forest
    • RC zoning allows for many alternative uses and fewer building restrictions
    • Close to Pioneertown (15 minutes to Pappy and Harriet's) and Big Bear (45 minute drive)
    • Access to BLM/National Forest, hiking, horse trails, and other outdoor activities
    • Remote, rural location with multiple access routes

    Overview

    This 20-acre lot is located in one of the three remote and private "Hi Desert" communities, specifically Burns Canyon's "4 corners." Situated a quarter of the way up the 2N02 route between Pioneertown and Big Bear, it lies on the edge of the San Bernardino National Forest. The property occupies a transition zone between the High Desert Mojave Biome, characterized by an ancient Joshua Tree forest, and the Alpine Biome, known for its aromatic Pinion Pine and Giant Juniper forest. Zoned RC (Resource Conservation) or "Recreational," the land offers various alternative uses and exemptions from certain building restrictions, allowing for diverse development possibilities. The lot is a 15-minute drive to Pappy and Harriet's and a 45-minute drive to Big Bear. An alternative route toward Lucern Valley is available through Arrastre Creek Rattlesnake Canyon. The location offers a backcountry living experience. While a 4x4 vehicle is recommended, it is not required to access the property from the Pioneertown/Rim Rock direction. The GPS coordinates are 34.229342, -116.638180.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Pioneertown
    County
    San Bernardino
    State
    California
    Longitude
    -116.548
    Latitude
    34.1944

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    FAQs

    What type of property is this?
    Recreation land - Remote 20-acre lot near Pioneertown and Big Bear.
    Where is this recreation land located?
    The property is located at 1531 Orion Trail Pioneertown, CA.
    What is the asking price?
    The asking price for this property is $120,000.
    What are key features of this property?
    This property features: 10 acre land in a private "Hi Desert" community (Burns Canyon's "4 corners"); Located in the transition zone between Joshua Tree forest and Pinion Pine/Juniper forest, near San Bernardino National Forest; RC zoning allows for many alternative uses and fewer building restrictions
    (760) 369-1800
    We can help!
    Listing Contact
    Joey Viramontes
    Real Estate License ID: 02045014
    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.

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