Residential Income Property with
For Sale
$567,000
172-32302 Alipaz St, San Juan Capistrano, CA 92675
Updated interiors, a flexible sunroom, and a fenced outdoor area define this residential property in San Juan Mobile Estates.
Property Size1,224 SF
Price / SF$463.24
Days on Market47
Property Features for 172-32302 Alipaz St
General Information
Standard status
Active
Size
1,224 SF
Property subtype
Manufactured In Park
Additional Details
Multifamily Units
1
Amenities
fireplace
sunroom
fenced yard
storage shed
Listing Agency:
RE/MAX Select One
(949) 315-0038
Listed By:
Shannan Lareau · License #01947370
(949) 315-0038
Source:
Exprealty
Added: Jun 27
Changed: Aug 9
Last Checked: Aug 11 at 9:47AM
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 RE/MAX Select One
Investment Insights
Based on property information with market context.
This 1,224-square-foot residential income property features neutral laminate flooring across the main living areas, carpeting in both bedrooms, and large living and dining room windows with exterior awnings. A fireplace anchors the living room, while built-in dining room cabinetry adds storage. The home also includes updated bathrooms, laminate countertops, and a sunroom adjoining the second bedroom. The additional room can serve as an office, studio, or playroom. Outside, a fenced yard combines brick accents with artificial turf and includes a storage shed.
The property is located within San Juan Mobile Estates, a community protected under San Juan Capistrano’s rent control. River Street Marketplace, Mission San Juan Capistrano, and the historic downtown area are nearby. Dana Point Harbor, San Clemente Pier, and Laguna Beach are also identified as convenient driving destinations.
The property is located within San Juan Mobile Estates, a community protected under San Juan Capistrano’s rent control. River Street Marketplace, Mission San Juan Capistrano, and the historic downtown area are nearby. Dana Point Harbor, San Clemente Pier, and Laguna Beach are also identified as convenient driving destinations.
Key Highlights
- 1,224 SF residential property in San Juan Mobile Estates
- Sunroom connected to the second bedroom
- Fireplace, built‑in dining room cabinetry, and updated bathrooms
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$23,363
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.12%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$467,260
$467.3K
Cap Rate 7%
$333,757
$333.8K
Cap Rate 9%
$259,589
$259.6K
Market Conditions
NOI Build-Up for 1,224 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$44.1K $36.00/SF
− Vacancy
−$1.6K −$1.30/SF
EGI
$42.5K $34.70/SF
− OpEx
−$19.1K −$15.62/SF
NOI
$23.4K $19.09/SF
Area
Orange County, CA
Vacancy
3.60%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$467,260
Cap Rate 7%
$333,757
Cap Rate 9%
$259,589
Alternative Uses
Best Use
Apartment 5plus
$333.8K
$292.0K – $389.4K
NOI $23,363 @ 7.0% cap · market cap 4.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$411.1K
$359.7K – $479.6K
NOI $28,778 @ 7.0% cap · market cap 5.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,453
Businesses Nearby
Explore this area
Business Placement
Demographics for 92675, CA
35,203
Population
12,801
Households
2.8
Avg Household Size
44
Median Age
42%
College-Educated
89%
High-School Grad
13.4 sq mi
ZIP Area
2,627
Density / Sq Mi
$127,893
Median Household Income
$50,371
Median Earnings
$2,500
Median Rent
$929,700
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Updated interiors, a flexible sunroom, and a fenced outdoor area define this residential property in San Juan Mobile Estates.
Where is this residential income property located?
The property is located at 172-32302 Alipaz St San Juan Capistrano, CA.
What is the asking price?
The asking price for this property is $567,000.
What are key features of this property?
This property features: 1,224 SF residential property in San Juan Mobile Estates; Sunroom connected to the second bedroom; Fireplace, built‑in dining room cabinetry, and updated bathrooms
