Owner-User Office Condo with Freeway
For Sale
$2,850,000
33302 Valle Road A, San Juan Capistrano, CA 92675
Renovated office condo with I-5 frontage and drive-up surface parking.
Property Size8,900 SF
Price / SF$320.22
Days on Market94
Property Features for 33302 Valle Road A
General Information
Standard status
Active
Size
8,900 SF
Additional Details
Highway Access
Yes
Building Details
Year Built
2006
Listing Agency:
Economos Dewolf, Inc.
Listed By:
Geoffrey Dewolf
Source:
Myfabuloushome
Added: Jun 3
Changed: Sep 4
Last Checked: Sep 1 at 8:50PM
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.
Investment Insights
Based on property information with market context.
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.
Key Highlights
- 8,900‑SF owner‑user office condo in a professional business park
- I‑5 freeway frontage
- Renovated interior with high‑end finishes
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
$175,016
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
6.14%
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%
$3,500,320
$3.5M
Cap Rate 7%
$2,500,229
$2.5M
Cap Rate 9%
$1,944,622
$1.9M
Market Conditions
NOI Build-Up for 8,900 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
$265.9K $29.88/SF
− Vacancy
−$32.6K −$3.66/SF
EGI
$233.4K $26.22/SF
− OpEx
−$58.3K −$6.55/SF
NOI
$175.0K $19.66/SF
Area
Orange County, CA
Vacancy
12.25%
Lease Rate
$29.88 /SF/Yr
Expense Ratio
25.00%
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%
$3,500,320
Cap Rate 7%
$2,500,229
Cap Rate 9%
$1,944,622
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 authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,167
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
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 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
