Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Alpine Development Opportunity Title is generated by Realmo AI

    2804 South Grade Rd, Alpine, CA 91901

    View on Map
    Claim this Listing
    For Sale
    Contact for pricing

    Commercial - Alpine, CA

    Lot size:
    10.52 Acres
    Added:
    Jul 22, 2025
    Days on Market:
    313
    Last Refresh:
    May 30 at 8:06 am

    Property Features for 2804 South Grade Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    APN
    404-430-46
    Lot size
    10.52 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Bernard Johnson

    Listing agent Bernard Johnson

    Listing office National Land Realty, San Diego, CA 4420 Hotel Circle Court, San Diego, CA

    Listing date Jul 22, 2025

    MLS# 11546952 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 10.52 +/- acre property with Tentative Map (TM) for up to 30 lots or 26 lots for custom home development.
    • Substantial engineering and pre‑planning due diligence completed for at least a 26‑lot subdivision.
    • Potential income from up to 4 rental units and over 375 mature olive trees.
    • High‑producing water well for rentals and olive grove irrigation.
    • Prime location in Alpine, near city center with great freeway access and amenities.
    • Located near Wright's Field with hiking and horse‑riding trails.

    Overview

    This 10.52 +/- acre property is located in a prime development area of Alpine. It currently has a Tentative Map (TM) for up to 30 lots and/or 26 lots based upon wholesale value to build custom homes. The owner has invested in engineering and pre-planning due diligence to plan for at least a 26-lot subdivision, leading to recent reports to make this project a reality. The land offers the right investor/developer up to 4 rental units netting monthly income, potential income from over three hundred seventy-five (375), one-hundred-year-old mature 'Mission' olive tree groves, and includes a high-producing water well used for the rentals and irrigating the olive grove. The property is located near Wright's Field, including miles of hiking and horse-riding trails. It is less than a few minutes from the center of the City of Alpine, with freeway access and other amenities. The auction for this property will take place from June 23, 2026 at 1:00 pm PDT to July 2, 2026 at 1:00 pm PDT.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Alpine
    County
    San Diego
    State
    California
    Longitude
    -116.7573875
    Latitude
    32.8279593

    Nearby Similar for Sale

    • $2,300,000
      3,531 SF

      76-Acre Ranch in Alpine, CA

      76-acre ranch with custom home and guest house.
      21916 JAPATUL LANE, Alpine, CA 91901
      View Details
    • $650,000

      Alpine Bakery and Coffee Shop

      Established bakery and coffee shop with growth potential in Alpine.
      2806 Alpine, Alpine, CA 91901
      View Details
    • $3,000,000
      6,000 SF

      Alpine Mixed-Use Development Opportunity

      2.24 acres with commercial, residential, and expansion potential.
      2560 ALPINE BLVD 66, Alpine, CA 91901
      View Details
    • $875,000

      Alpine Retreat with Income Potential

      Versatile property with main home and high-performing ADU.
      80 Willowside Ter, Alpine, CA 91901
      View Details
    • $139,000

      Alpine Land with Views

      Residential lot in established neighborhood with utilities nearby.
      0 CASA DE ROCA WAY, Alpine, CA 91901
      View Details
    • $740,000

      Remodeled Duplex with RV Parking

      Two detached, fully remodeled units with yards and RV parking.
      1222 Willowside Ter, Alpine, CA 91901
      View Details
    • $365,000

      4.16 Acre View Lot

      4.16 acre lot with multiple building pads in Alpine.
      196 ARNOLD WAY, Alpine, CA 91901
      View Details
    • $3,999,000

      152-Acre Estate with Airstrip

      Unique estate for private, commercial, or recreational use.
      19150 High Glen Rd, Alpine, CA 91901
      View Details
    • $848,500
      1,191 SF

      Land/Lot - Alpine, CA

      23855 Japatul Valley Road b, Alpine, CA 91901
      View Details
    • $365,000

      Alpine View Lot For Sale

      4.16 acre view lot with multiple building pads.
      196 ARNOLD Way, Alpine, CA 91901
      View Details
    • $345,000

      Rancho Palo Verde Land Opportunity

      4.77-acre lot in Rancho Palo Verde, Alpine, CA.
      2005 Corte Asoleado, Alpine, CA 91901
      View Details
    • $249,000

      Alpine Land For Sale

      Land available in Alpine, California.
      3505 Alpine Blvd 52, Alpine, CA 91901
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 10.52 acre property with development potential in Alpine, CA.
    Where is this residential land & home lot located?
    The property is located at 2804 South Grade Rd Alpine, CA.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: 10.52 +/- acre property with Tentative Map (TM) for up to 30 lots or 26 lots for custom home development.; Substantial engineering and pre‑planning due diligence completed for at least a 26‑lot subdivision.; Potential income from up to 4 rental units and over 375 mature olive trees.
    (619) 308-6335
    We can help!
    Listing Contact
    Bernard Johnson
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    2804 South Grade Rd, Alpine, CA 91901
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!