Owner-User Office Condo with Freeway
33302 Valle Road Unit A, San Juan Capistrano, CA 92675
Renovated office condo with I-5 frontage and drive-up surface parking.
Type:Commercial
Property size:
8,900 SFPrice / SF:
$320/SF- Added:
- Feb 26, 2026
- Days on Market:
- 99
- Last Refresh:
- Jun 5 at 1:46 am
Property Features for 33302 Valle Road Unit A
General Information
- Standard status
- Active
- Size
- 8,900 SF
- Property subtype
- Commercial
Building Details
- Year Built
- 2006
Listing office Economos Dewolf,Inc.
Listing date Feb 26, 2026
Source Sevengables
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 Economos Dewolf,Inc.
HighLights
- 8,900‑SF owner‑user office condo in a professional business park
- I‑5 freeway frontage
- Renovated interior with high‑end finishes
- Flexible occupancy options—occupy the full building or lease out a portion
- Drive‑up surface parking plus a lower‑level full‑floor condo
- Asking $2,850,000 ($320/SF)
Overview
This offering is an 8,900-sf owner-user office condo designed as a lower-level, full-floor space within a professional business park. The interior has been renovated with high-end finishes throughout, creating a polished environment suitable for an operating business that wants to own rather than lease. The configuration also supports flexible occupancy, with options to occupy the full building or lease out a portion.
The property’s I-5 freeway frontage provides visibility from a major roadway, and the site includes drive-up surface parking for convenient access. The condo is located within a business park setting, with close proximity to numerous amenities.
For owner-occupiers, the renovated finish level and full-floor layout support a straightforward move-in approach. For investors and owner-users looking to offset expenses, the flexible occupancy structure allows for leasing a portion while retaining control of the remainder. Overall, it’s a well-suited office condo alternative for businesses that value freeway frontage visibility, ownership, and accessible surface parking.
The property’s I-5 freeway frontage provides visibility from a major roadway, and the site includes drive-up surface parking for convenient access. The condo is located within a business park setting, with close proximity to numerous amenities.
For owner-occupiers, the renovated finish level and full-floor layout support a straightforward move-in approach. For investors and owner-users looking to offset expenses, the flexible occupancy structure allows for leasing a portion while retaining control of the remainder. Overall, it’s a well-suited office condo alternative for businesses that value freeway frontage visibility, ownership, and accessible surface parking.
Local Financial Insights For Office B
Simulate Cap Rate and NOI
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.
| 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 Uses
Best Use
Office B
$2.50M
$2.19M – $2.92M
NOI $175,016 @ 7.0% cap · market cap 6.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.99M
$2.62M – $3.49M
NOI $209,253 @ 7.0% cap · market cap 7.34%
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
Location Insight
- Map
- Local Demand
- City
- San Juan Capistrano
- County
- Orange
- State
- California
- Longitude
- -117.662995
- Latitude
- 33.489096
Nearby Similar for Sale
FAQs
What type of property is this?
Office units - Renovated office condo with I-5 frontage and drive-up surface parking.
Where is this office units located?
The property is located at 33302 Valle Road Unit A San Juan Capistrano, CA.
What is the asking price?
The asking price for this property is $2,850,000.
What are key features of this property?
This property features: 8,900‑SF owner‑user office condo in a professional business park; I‑5 freeway frontage; Renovated interior with high‑end finishes
