Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    San Juan Capistrano Office Building Title is generated by Realmo AI

    33302 Valle Rd, San Juan Capistrano, CA 92675

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $3,125,000

    Flexible office building suitable for single or multi-tenant use.

    Type:Residential
    Property size:
    8,900 SF
    Price / SF:
    $351/SF
    Added:
    Mar 24, 2026
    Days on Market:
    61
    Last Refresh:
    Mar 10 at 4:13 pm

    Property Features for 33302 Valle Rd

    General Information

    Standard status
    Active
    Size
    8,900 SF
    Property subtype
    Residential

    We can help!

    Listing Contact
    Ashley McKinley

    Listing agent Ashley McKinley

    Listing office

    Listing date Mar 24, 2026

    Source Elliman

    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 Ashley McKinley

    HighLights

    • Flexible ±8,900 SF office building suitable for single user or multi‑tenant investment.
    • Includes 21 private offices, conference room, and kitchenette.
    • Features cubicle bullpen area and storage/supply room.
    • 7 bathrooms available.
    • Ample parking.
    • Adaptable space with private offices, conference rooms, kitchenettes, and community areas.

    Overview

    This is an approximately 8,900 square foot office building that offers flexibility for various uses. The layout includes private offices, conference rooms, kitchenettes, cubicles, and community areas. It is suitable for a single user or a multi-tenant investment. The property features 21 offices, 7 bathrooms, a conference room, a kitchenette, and a storage/supply room, as well as a cubicle bullpen area. Ample parking is available.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $1.94M
    NOI $175,016 @ 9.00% cap · cautious / downside scenario
    Moderate
    $2.50M
    NOI $175,016 @ 7.00% cap · market / base-case scenario
    Aggressive
    $3.50M
    NOI $175,016 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $265.9k $29.88
    − Vacancy −$32.6k −$3.66
    EGI $233.4k $26.22
    − OpEx −$58.3k −$6.55
    NOI $175.0k $19.66
    8,900 SF · lease $29.88/SF/yr · vacancy 12.25% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $2.50M
    $2.19M – $2.92M (±1% cap)
    NOI $175,016 @ 7.0% cap · market cap 5.60%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $2.99M
    $2.62M – $3.49M (±1% cap)
    NOI $209,253 @ 7.0% cap · market cap 6.70%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Rockwood Construction Construction Company Acrisure Capistrano, CA ... Insurance Agency Custom Living Manufactured ... Mobile Home Dealer vis ASPIRE inc. Business Management Consultant Advent Companies Construction Company

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    San Juan Capistrano
    County
    Orange
    State
    California
    Longitude
    -117.662995
    Latitude
    33.489096

    Nearby Similar for Sale

    • $2,700,000
      4,980 SF

      San Juan Capistrano Quadruplex

      Well-maintained four-unit multifamily property in San Juan Capistrano.
      32301 Alipaz, San Juan Capistrano, CA 92675
      View Details
    • $5,250,000
      14,310 SF

      Renovated Office Building For Sale

      High-visibility office building with flexible space and freeway access.
      31601 Avenida Los Cerritos, San Juan Capistrano, CA 92675
      View Details
    • $1,695,000
      2,220 SF

      San Juan Capistrano Duplex

      Well-maintained duplex in San Juan Capistrano with updated units.
      26192 Via De Gavilan, San Juan Capistrano, CA 92675
      View Details
    • $2,800,000

      San Juan Capistrano Multifamily Property

      Well-maintained 4-unit property with strong income in San Juan Capistrano.
      32301 Alipaz, San Juan Capistrano, CA 92675
      View Details
    • $5,250,000

      San Juan Capistrano Commercial Land

      Commercial land for sale in San Juan Capistrano, CA.
      31601 Avenida Los Cerritos, San Juan Capistrano, CA 92675
      View Details
    • $6,399,611
      16,842 SF

      Freestanding Caliber Collision in California

      Freestanding Caliber Collision in San Juan Capistrano, CA for sale.
      26442 Via De Anza, San Juan Capistrano, CA 92675
      View Details
    • $5,250,000
      14,310 SF

      Renovated Office Building with Parking

      Renovated office building with freeway visibility and ample parking.
      31601 Avenida de los Cerritos, San Juan Capistrano, CA 92675
      View Details
    • $3,500,000
      6,199 SF

      San Juan Capistrano Office Building

      6,199 SqFt office building for sale.
      27345 Ortega Hwy., San Juan Capistrano, CA 92675
      View Details
    • $5,950,000
      14,310 SF

      Renovated Office Building with Parking

      Renovated office building with freeway visibility and ample parking.
      31601 Avenida La Pata, San Juan Capistrano, CA 92675
      View Details
    • $2,800,000

      San Juan Capistrano Multifamily Property

      Well-maintained 4-unit property with strong income in San Juan Capistrano.
      32301 Alipaz, San Juan Capistrano, CA 92675
      View Details
    • Contact for pricing
      25,343 SF

      San Juan Capistrano Warehouse

      25,343 square foot warehouse in San Juan Capistrano.
      32891-32901 Calle Perfecto, San Juan Capistrano, CA 92675
      View Details

    FAQs

    What type of property is this?
    Office building - Flexible office building suitable for single or multi-tenant use.
    Where is this office building located?
    The property is located at 33302 Valle Rd San Juan Capistrano, CA.
    What is the asking price?
    The asking price for this property is $3,125,000.
    What are key features of this property?
    This property features: Flexible ±8,900 SF office building suitable for single user or multi‑tenant investment.; Includes **21 private offices**, conference room, and kitchenette.; Features cubicle bullpen area and storage/supply room.
    (949) 212-4116
    We can help!
    Listing Contact
    Ashley McKinley
    Learn More
    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
    33302 Valle Rd, San Juan Capistrano, CA 92675
    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!