Building Details

Year Renovated 2024

Buildings 9

Stories 2

Units 3

Listing Agency: Team One Realty

Listed By: Carol Snyder · License #01060152 Show Phone

Source: Crexi

Added: Mar 3 Changed: Oct 6 Last Checked: Oct 14 at 11:50PM

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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 / Yr

$413,239

Cap Rate

7.12%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$8,264,780 $8.3M

Cap Rate 7%

$5,903,414 $5.9M

Cap Rate 9%

$4,591,544 $4.6M

Is this asking price fair?

Market Conditions

NOI Build-Up for 17,859 SF

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 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. How Realmo checks its estimates

Property Analytics

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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

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