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    Property profile & analytics

    31718 Grade Rd Pauma Valley, CA 92061-9702

    • Mobile home & RV parks
    • 10.41 lot acres
    OFF-MARKET
    Value Estimations
    $415,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US09-9834099
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Mobile home & RV parks

    Property Details for 31718 Grade Rd

    Lot size
    10.41 lot acres
    Zone code
    RESTRICTED COMMERCIAL
    Property type
    Mobile home & RV parks
    APN
    135-180-41-00
    APU
    1351804100

    Description

    This exceptional 10.41-acre RV park and campground, nestled at the base of Mt. Palomar in Pauma Valley, CA (zip code 92061, address: 31718 S Grade Rd), presents a compelling value-add investment opportunity. Currently boasting 46 spaces, with 32 (approximately 70%) occupied by long-term tenants, this Class C multifamily property offers significant upside potential. Long-term rental rates are estimated to be approximately 30% below market value, presenting a clear path to increased profitability. The park features a diverse range of accommodations, including RV sites, cabins, and glamping tents. Existing amenities include a recently renovated pool with solar heating, a basketball court, and a store/office with a game room. An additional 15 acres of expansion land provides ample room for future growth and development. The large, currently underutilized, front area is currently used as a softball field. The property's strategic location near five casino resorts (Pala Resort & Casino, Pala Moto Speedway, Pauma Valley Casino, Harrah's Rincon Casinos, and Valley View Casino) and popular outdoor attractions such as Mt. Palomar and Lake Henshaw ensures consistent demand. This "city close/country quiet" location offers a unique blend of convenience and natural beauty. The asking price is $2,200,000, with a price per unit of $47,826.09.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $415,000

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Pauma Valley
    County
    San Diego
    State
    California
    Longitude
    -116.898
    Latitude
    33.295
    CBSA code
    41740
    CBSA name
    SAN DIEGO-CARLSBAD-SAN MARCOS, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $12,477
    $1,050,756
    $131,342
    $1,182,098
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $325,000
      0.30 Acres

      31718 Grade Rd

      MOBILE HOME PARK, TRAILER PARK • 0.30 Acres
      31718 Grade Rd, Pauma Valley, CA 92061-9702
      View Details
    • Value Estimation
      $215,000
      31.29 Acres

      14715 Hwy 76

      MOBILE HOME PARK, TRAILER PARK • 31.29 Acres
      14715 Hwy 76, Pauma Valley, CA 92061-9505
      View Details
    • Value Estimation
      $1,925,000
      4,942 SF

      14970 Hwy 76

      APARTMENT HOUSE (5+ UNITS) • 4,942 SF
      14970 Hwy 76, Pauma Valley, CA 92061-9536
      View Details
    • Value Estimation by Request
      15.00 Acres

      19806 Ca-76

      Land • 15.00 Acres
      19806 Ca-76, Pauma Valley, CA 92061
      View Details
    • Value Estimation by Request
      2.34 Acres

      Pala Rd

      VACANT COMMERCIAL LAND • 2.34 Acres
      Pala Rd, Pauma Valley, CA 92061
      View Details
    • Value Estimation by Request
      44.17 Acres

      15063 Adams Dr

      Farms • 44.17 Acres
      15063 Adams Dr, Pauma Valley, CA 92061
      View Details

    Similar Nearby for Sale

    • $21,000,000
      425.00 Acres

      425 Acres Valley Center Land

      Prime San Diego County acreage, exceptional investment.
      425 Ac Cole Grade Rd, Valley Center, CA 92061
      View Details
    • $2,499,500
      44.17 Acres

      Rancho Cerca Del Cielo Estate

      44-Acre Agricultural Haven in Pauma Valley
      15063 Adams Dr, Pauma Valley, CA 92061
      View Details
    • $579,000

      Citracado Land For Sale

      Land available on Citracado, priced at $579,000.
      34303 Citracado Dr, Pauma Valley, CA 92061
      View Details
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    Pauma Valley, CA 92061-9702
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    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
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