Building Details

Year Renovated 2024

Buildings 9

Stories 2

Units 3

Listing Agency: Team One Realty t***@gmail.com Show Phone

Listed By: Carol Snyder · License #01060152

Source: Crexi

Added: Mar 3 Changed: Aug 31 Last Checked: Aug 31 at 2:25AM

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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 Team One Realty

Investment Insights

Based on property information with market context.

Sandy Creek Ranch is a mixed-use property with a residential component that includes an indoor pool, jacuzzi, and outdoor entertaining areas. The site also includes work rooms, office buildings, conference rooms, and a warehouse building, creating a combination of living and business-oriented spaces.

Equestrian facilities, ponds, hiking areas, and riding areas add recreational and agricultural-oriented features to the property. Located at 33466 Sandy Creek Ln in Pine Valley, CA, the property carries S-92 zoning.

Key Highlights

• Indoor pool and jacuzzi included
• Office buildings, conference rooms, work rooms, and warehouse building
• Equestrian facilities with ponds, hiking areas, and riding areas

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

$413,239

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

7.12%

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%

$8,264,780 $8.3M

Cap Rate 7%

$5,903,414 $5.9M

Cap Rate 9%

$4,591,544 $4.6M

Market Conditions

NOI Build-Up for 17,859 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

$642.9K $36.00/SF

− Vacancy

−$91.9K −$5.15/SF

EGI

$551.0K $30.85/SF

− OpEx

−$137.7K −$7.71/SF

NOI

$413.2K $23.14/SF

Area

San Diego County, CA

Vacancy

14.30%

Lease Rate

$36.00 /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%

$8,264,780

Cap Rate 7%

$5,903,414

Cap Rate 9%

$4,591,544

Alternative Uses

Best Use

Office B

$5.90M

$5.17M – $6.89M (±1% cap)

NOI $413,239 @ 7.0% cap · market cap 7.12%

Second Best

Mixed Use

$5.51M

$4.82M – $6.43M (±1% cap)

NOI $385,690 @ 7.0% cap · market cap 6.65%

Theoretical Best

Office A

$8.18M

$7.16M – $9.55M (±1% cap)

NOI $572,768 @ 7.0% cap · market cap 9.88%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Office buildings

Location Intelligence

Trade Area within ½ mile

4

Businesses Nearby

Explore this area Business Placement

Demographics for 91962, CA

1,860

Population

1,215

Households

1.5

Avg Household Size

47

Median Age

41%

College-Educated

93%

High-School Grad

58.7 sq mi

ZIP Area

32

Density / Sq Mi

$140,270

Median Household Income

$62,176

Median Earnings

$2,222

Median Rent

$496,800

Median Home Value

Market

Vacancy Rate% for Office in West region

11% 2019

14.1% 2020

15.5% 2021

17.2% 2022

19.9% 2023

21% 2024

20.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar For Sale Nearby

Equestrian Ranch with Riding Rings

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Equestrian Estate with Guest Accommodations

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Frequently Asked Questions

What type of property is this?

Mixed-use property - The property combines residential, office, warehouse, conference, and equestrian facilities with outdoor recreational amenities.

Where is this mixed-use property located?

The property is located at 33466 Sandy Creek Ln Pine Valley, CA.

What is the asking price?

The asking price for this property is $5,800,000.

What are key features of this property?

This property features: Indoor pool and jacuzzi included; Office buildings, conference rooms, work rooms, and warehouse building; Equestrian facilities with ponds, hiking areas, and riding areas