Residential Income Property
For Sale
Contact for pricing
25675 Potrero Park Dr, Potrero, CA 91963
Off-grid country compound on 20 acres includes a main home plus two additional rental homes.
Property Size2,624 SF
Lot Size20.00 Acres
Price / SF$373.48
Days on Market421
Property Features for 25675 Potrero Park Dr
General Information
Standard status
Active
Size
2,624 SF
Lot size
20.00 Acres
Property subtype
Multifamily
Zoning
S92
Additional Details
Utilities to Site
Yes
Amenities
teepee
patio
picnic area
BBQ area
mountain views
Building Details
Year Built
1988
Buildings
3
Units
3
Listing Agency:
Berkshire Hathaway HomeServices California Properties
Listed By:
Jennifer Sobetzer · License #02154444
Source:
Crexi
Added: Jun 16, 2025
Changed: Aug 8
Last Checked: Mar 26 at 12:32AM
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 Berkshire Hathaway HomeServices California Properties
Investment Insights
Based on property information with market context.
This off-grid residential compound is set on 20 acres and includes a main home on a foundation and a manufactured home. The main home features 2 bedrooms with an optional 3rd, 2 bathrooms, and a large multi-purpose room facing mountain views. Outdoor living is supported by shared teepee, patio, picnic, and BBQ areas.
A carriage house with 2 bedrooms and 1 bathroom and a separate guest house with 2 bedrooms and 1 bathroom are included, along with a teepee and a glamping trailer, all described as generating rental income under an established AirBnB plan. The property is served by paid solar and propane, plus two wells.
Overall, the configuration supports multiple dwellings and guest accommodations within a single, self-contained property package.
A carriage house with 2 bedrooms and 1 bathroom and a separate guest house with 2 bedrooms and 1 bathroom are included, along with a teepee and a glamping trailer, all described as generating rental income under an established AirBnB plan. The property is served by paid solar and propane, plus two wells.
Overall, the configuration supports multiple dwellings and guest accommodations within a single, self-contained property package.
Key Highlights
- Off‑grid country compound on 20 acres with a main home plus two additional rental homes
- Main home (built 1988): 2BD/2BA with an optional 3rd bedroom and a large multi‑purpose room
- Two wells, paid solar, and propane provide utilities for the property
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
$43,599
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
4.45%
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%
$871,980
$872.0K
Cap Rate 7%
$622,843
$622.8K
Cap Rate 9%
$484,433
$484.4K
Market Conditions
NOI Build-Up for 2,624 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
$83.4K $31.80/SF
− Vacancy
−$4.2K −$1.59/SF
EGI
$79.3K $30.21/SF
− OpEx
−$35.7K −$13.59/SF
NOI
$43.6K $16.62/SF
Area
San Diego County, CA
Vacancy
5.00%
Lease Rate
$31.80 /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%
$871,980
Cap Rate 7%
$622,843
Cap Rate 9%
$484,433
Alternative Uses
Best Use
Apartment 5plus
$622.8K
$545.0K – $726.7K
NOI $43,599 @ 7.0% cap · market cap 4.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,156 @ 7.0% cap · market cap 8.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 91963, CA
1,101
Population
181
Households
6.1
Avg Household Size
36
Median Age
25%
College-Educated
64%
High-School Grad
41.2 sq mi
ZIP Area
27
Density / Sq Mi
$25,208
Median Household Income
$24,923
Median Earnings
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Short term rental property - Off-grid country compound on 20 acres includes a main home plus two additional rental homes.
Where is this short term rental property located?
The property is located at 25675 Potrero Park Dr Potrero, CA.
What is the asking price?
The asking price for this property is $980,000.
What are key features of this property?
This property features: Off‑grid country compound on 20 acres with a main home plus two additional rental homes; Main home (built 1988): 2BD/2BA with an optional 3rd bedroom and a large multi‑purpose room; Two wells, paid solar, and propane provide utilities for the property
