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6036 Rainbow Heights Rd - ROSA SATTORIA | 100 ACRE ESTATE SALE 100 Acres of Agricultural Land Offered at $8,374,124 CAD in Fallbrook, CA 92028
INVESTMENT HIGHLIGHTS
- 4-Bedrooms & 3.5-Bathroom Private Residence
- 100.8 -Acre Working Farm - 70-Acre 10,000 Trees - Avocado Grove
- 5 Wells & Reverse Osmosis System
- 2-Bedroom & 2-Bathroom Caretaker House
- 2 Acre Private Lake
- 95% of Property is Fenced
EXECUTIVE SUMMARY
Business Operations
The 2025 pro forma models 70 bearing acres at 10,000 lbs/acre, or approximately 700,000 pounds of fruit annually. At a base-case grower price of $1.44 per pound, projected gross revenues are $1.01 million, yielding a net operating income (NOI) of $99,400 after harvest, water, and cultural operating costs. Sensitivity scenarios show significant upside: a stronger price environment at $1.65/lb raises NOI to $245,700, while a high-yield scenario at 16,220 lbs/acre generates $683,707 in NOI.
Water & Infrastructure
Unlike many operations in California, Rosa Sattoria has historically not faced water constraints. Irrigation demand averages 3.0 acre-feet per acre, supplied 50/50 from on-site wells and purchased water connections. Current costs equate to approximately $4,543 per acre, or $318,000 annually, with well water significantly offsetting purchased supply. Non-water operating expenses, including fertilizers, chemicals, cultural labor, and management, total about $7,457 per acre.
Valuation
The attached pro forma models business value at a 10% cap rate for conservative planning. However, farmland and orchard investments in California typically trade at 3.8%–4.1% caps. Using a 4% midpoint, the orchard operations alone support a business valuation of approximately $2.5 million, exclusive of underlying acreage, improvements, a cell tower lease, and rental property income on-site. These additional components will be detailed separately with comparable sales data for land and real estate assets.
Key Highlights
70 bearing acres of Hass avocados, with proven yields and upside under favorable market conditions.
Integrated water security: on-site wells, desalination systems, and Rainbow Municipal Water District connection.
Operating costs aligned with industry benchmarks: $12,000 per acre, inclusive of all water and cultural costs.
Strong upside potential from pricing and yield improvements, as each sustained $0.10/lb increase in avocado prices adds ~$70,000 to NOI.
Long history of documented farm income and expenses (Schedule F 2016–2022) showing stable operation.
Additional cell tower and rental property income enhance total property returns beyond the orchard business itself.
Conclusion
Rosa Sattoria offers investors a stabilized California avocado orchard with secure water, upside income potential, and multiple asset layers beyond crop production. The business-only valuation of ~$2.5M under current market cap rates provides a strong foundation, with the total property value further supported by high-quality acreage, improvements, and ancillary income. A tour can be scheduled with advance notice to the owners.
FINANCIAL SUMMARY (PRO FORMA - 2026) |
ANNUAL (CAD) | ANNUAL PER AC (CAD) |
|---|---|---|
| Gross Rental Income |
-
|
-
|
| Other Income |
$1,807,716
|
$18,077.16
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$1,807,716
|
$18,077.16
|
| Taxes |
-
|
-
|
| Operating Expenses |
-
|
-
|
| Total Expenses |
$1,269,310
|
$12,693.10
|
| Net Operating Income |
$538,406
|
$5,384.06
|
FINANCIAL SUMMARY (PRO FORMA - 2026)
| Gross Rental Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per AC | - |
| Other Income (CAD) | |
|---|---|
| Annual | $1,807,716 |
| Annual Per AC | $18,077.16 |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per AC | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $1,807,716 |
| Annual Per AC | $18,077.16 |
| Taxes (CAD) | |
|---|---|
| Annual | - |
| Annual Per AC | - |
| Operating Expenses (CAD) | |
|---|---|
| Annual | - |
| Annual Per AC | - |
| Total Expenses (CAD) | |
|---|---|
| Annual | $1,269,310 |
| Annual Per AC | $12,693.10 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $538,406 |
| Annual Per AC | $5,384.06 |
PROPERTY FACTS
1 LOT AVAILABLE
Lot
| Price | $8,374,124 CAD | Lot Size | 100.00 AC |
| Price Per AC | $83,741.24 CAD |
| Price | $8,374,124 CAD |
| Price Per AC | $83,741.24 CAD |
| Lot Size | 100.00 AC |
100-acre ranch with 70 producing acres of Hass avocados, supported by wells, Rainbow water, desal systems, ranch roads, and added income from cell tower and rentals.
DESCRIPTION
Welcome to Rosa Sattoria, a beautiful Oasis located here in Southern California. This one of a kind 100.80-acre property is used as a working farm, residence and even has its own private approx 2 acre lake. The secluded park-like property includes a large two-story private residence with separate maids/guest quarters, several garages and barns, a caretaker's house, and 2-farm worker trailers. The lush grounds offer private picnic areas or camping grounds, with guest bathrooms and showers nearby. Get ready for a summer to remember aside the nearly 16ft deep lake! Jet skis, rope swings and a jumping platform provide fun for all ages. The lake is contiguous on the south end to a forest and park setting with granite picnic tables and running stream. This property has miles of scenic walking trails, with waterfalls and paved access roads throughout. It also has 5 water meters and over 5 wells on site! Multiple 3 phase power and 220 Volt hookups are located around the property and nearby the lake making camping ideal! Several pads have ocean views, which could offer additional development. There is also room for a helicopter pad. The property boasts an arboretum with labeled species, genus, and origin, 100's of palm trees, in addition to macadamia nut, oranges, lemons, pear, and grapefruit trees. Approximately 95% of the property is already fenced and there are over 2 miles of paved pathways and trails. Nearly 70 of the 100.80-acres are dedicated as an avocado grove capable of producing over 950,000-pounds annually of Hass avocados. Only 9 minutes to the freeway and 40 minutes to the coast! This unique property is truly a once in a lifetime opportunity to own such a special piece of Real Estate! Rosa Sattoria is more than a 100-acre avocado ranch — it is the culmination of decades of scientific innovation, hands-on management, and proven agricultural excellence. At its heart is Rick Marrocco, a renowned entomologist, agronomist, and principal of Fallbrook Ag-Lab, who has spent over 40 years advancing California’s avocado industry. Rick’s career is a showcase of achievement. He has advised thousands of growers across California and Mexico, published widely on orchard management, served on the California Avocado Commission’s Production Research Committee, and been featured in industry journals for pioneering irrigation, fertilization, and grafting techniques. His expertise has been sought in court cases, research programs, and by growers aiming to push their yields to the highest levels. Under his stewardship, Rosa Sattoria thrives. With 70 acres of producing Hass avocados, supported by secure water sources, desalination systems, and industry-standard cultural practices, the ranch delivers both stability and upside. Rick’s scientific approach ensures the orchard operates at peak efficiency — with practices rooted in leaf and soil analysis, irrigation optimization, and crop forecasting. The result is an operation that consistently performs above benchmark levels, and a property that stands as a model of California avocado production. For an investor, Rosa Sattoria offers the rare combination of world-class acreage and the assurance that it has been nurtured and perfected under the guidance of one of the industry’s leading authorities. This is more than farmland — it is a living example of what is possible when science, stewardship, and opportunity come together.
PROPERTY TAXES
| Parcel Numbers | Improvements Assessment | $33,702 CAD (2025) | |
| Land Assessment | $191,704 CAD (2025) | Total Assessment | $225,406 CAD (2025) |
PROPERTY TAXES
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6036 Rainbow Heights Rd - ROSA SATTORIA | 100 ACRE ESTATE SALE
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