Back to Search
Property profile & analytics
FOR SALE
Office Spaces
33302 Valle Rd A San Juan Capistrano, CA 92675
Entity Owned
6-yr Hold
Absentee Owner
Property ID
US10-2353211
For Sale
1 / 6
$2,850,000
33302 Valle Rd,Unit A, San Juan Capistrano, CA 92675
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
APN
938-463-48
UPID
US10-2353211
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Rockwood Construction Construction Company
-
Acrisure Capistrano, CA (Insurance Solutions) Insurance Agency
-
Custom Living Manufactured Homes Mobile Home Dealer
-
vis ASPIRE inc. Business Management Consultant
-
Advent Companies Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.00M
Owner & transaction history
Highpoint Sjc LLC · 6 yrs held
Highpoint Sjc LLC
since 2020
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs San Juan Capistrano submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Juan Capistrano submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$4,015,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.00M
Range $2.70M – $3.30M · ±10% · vs last sale $3.00M (Mar 16 2020)
Last sale anchor
$3.00M
Mar 16 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$32,955
Tax year 2024
Assessed value
$3,216,605
Assessed 2024
Previous assessed
$3,216,605
+0.0% YoY
Effective rate
1.02%
On assessed value
Assessed land
$1,833,466
Assessed improvement
$1,383,139
Applied tax rate
23.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
For Sale
Heating
NONE
APN
938-463-48
UPID
US10-2353211
Jurisdiction
ORANGE
Metro division
SANTA ANA-ANAHEIM-IRVINE, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Current owner
From public records · entity-resolved
Highpoint Sjc LLC
Entity
Mailing address
27762 ANTONIO PKWY1-467, LADERA RANCH, CA 92694-1140
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2020
$3,000,000
Highpoint Sjc LLC
Advent Investment Properties LLC
Grant Deed
$1,750,000 · East West Bank
Aug 10, 2010
$1,300,000
Advent Investment Props LLC
Pacific Wstrn Bk
Grant Deed
—
Dec 11, 2008
$2,125,945
Wstrn Bk Pacific
Refs INC
Trustees Deed
related
—
Feb 24, 2006
$2,415,000
Nouveau Group LLC
Valle Ranch LLC
Grant Deed
—
—
—
Advent Investment Props LLC
—
Deed Of Trust
related
$1,150,000 · Farmers & Merchants Bk/lng Bch
—
—
Advent Investment Props LLC
—
Deed Of Trust
related
$1,500,000 · International Fidelity Ins
—
—
Advent Investment Props LLC
—
Deed Of Trust
related
$1,000,000 · Union Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
