Outline and lengths from the county parcel map.

23.17 acres of land near San Juan Capistrano, Orange County

32742 Alipaz St, San Juan Capistrano, CA · Parcel 121-171-44

County file October 2026

At a glance

92% of the 23.17 acres is in a FEMA flood zone; 1,460 ft of frontage on Via Flor.

BuildZoning MHP: rules not on file · 173 buildings mapped (footprints)
GroundSoils very limited for septic
AccessFronts a public road
ValueAssessed value not on file · no priced sale on file (as of Oct 2026)

Acres23.17
Land typeBuilding footprint foundMeasured from building footprints (Microsoft/OpenStreetMap, Sep 2026), not the county roll
ZoningMHPMobile home park district
Future land useLU24High density residential (state class)
Flood zoneMostly in flood zone AO (92%)The rest: X, 0.2% annual chance (8%)
WetlandsNone mappedNational Wetlands Inventory
Assessed value (county)No assessed value in the county file we use (as of Oct 2026)Orange County's open parcel layer publishes no assessed values
Last saleNo priced sale on file (as of Oct 2026)We have no sale-price file for Orange County yet
Road accessHas road accessRoads: US Census TIGER/Line 2026 roads, Oct 2026
Road frontage1,460 ft on Via FlorRoad map name; the county roll's address reads Alipaz St
Who zones itInside the City of San Juan Capistrano limits; San Juan Capistrano sets the zoning
Zoned bySan Juan Capistrano

Land facts

From public records and official maps, each with its source and date.

Section, township, rangeSection 12, Township 8 South, Range 8 West, San Bernardino MeridianBLM PLSS (CadNSDI), at the parcel's center · Oct 2026
Septic (soils)Very limitedUSDA NRCS soil survey (SSURGO), septic absorption fields · Oct 2026. Inside the City of San Juan Capistrano limits: a soil rating, not a sewer check; ask the city whether a sewer main serves the lot
Ground elevationAbout 56–67 ft above sea level; average slope 2.0%USGS 3DEP 1/3 arc-second (about 10 m), NAVD88; about ±1–2 ft · Oct 2026
HighwaysI-5 is 0.2 mi away and San Diego Fwy interchange is 0.3 mi away, in a straight lineUS Census TIGER/Line 2026 roads · Oct 2026

Services and surroundings

What serves the area around this parcel, from federal and state maps. Area facts, not a survey of the lot.

USDA home loan areaOutside the eligible areasHousehold income limits also apply. USDA Rural Development map, edited Jul 2023.
Well depth nearbyMedian 116 ft (middle half 112–137 ft)From 11 household well logs within 2 mi, drilled 1955–2009. Area figures, not this parcel. California DWR well completion reports.
Public land nearbySan Juan Capistrano City Open Space, 0.3 miCity land, open to the public. 1,081 acres. Being nearby does not give access or hunting rights. USGS protected areas map (PAD-US 4.1).

School district

Public federal records, each with its source and date.

School districtCapistrano Unified School DistrictGrades K–12 · NCES EDGE school district boundaries, school year 2024–25 (Census TIGER 2025 lines), released Mar 2026. A district, not an assigned school

District details at NCES: Capistrano Unified School District

Utility service areas

Public service-area maps, each with its source and date. An area, not a connection at this parcel.

Electric service areaInside the service area of San Diego Gas & Electric Co (approximate)Investor-owned utility · HIFLD electric retail service territories, frozen 2025 copy, edited Aug 2025; approximate, confirm with the utility.
Water system areaInside the service area of Santa Margarita Water District-id9Public water system CA3010030 · Boundary not yet verified by the State Water Board · California State Water Board water system area boundaries, edited Oct 2020. Not a water line at the lot.

Environmental records

Public state and federal lists, each with its agency and date. Distances are from the parcel's map point; a record is not a finding about this parcel.

Red flags6 environmental lists checked · Water Board cases opened after January 2023 not checked · habitat not checked (land parcels only)Groundwork check of public lists: U.S. EPA, as of Oct 2026; California Department of Conservation, Geologic Energy Management Division (CalGEM), as of Oct 15, 2026; USGS Gap Analysis Project, as of 2025; California Department of Toxic Substances Control (DTSC), as of Oct 17, 2026; California State Water Resources Control Board, as of Jan 26, 2023
Oil and gas wellsNone within 1/4 mi of the parcel's map pointGroundwork check of public lists: California Department of Conservation, Geologic Energy Management Division (CalGEM), as of Oct 15, 2026

Mapped ground hazards

State and federal geologic and well maps, each with its agency and date. Distances are from the parcel's map point; a mapped area is not a finding about this parcel.

Young faults (USGS)None mapped within 1 miUSGS: Quaternary Fault and Fold Database (historic and latest-Quaternary faults), read Oct 2026. USGS Quaternary Fault and Fold Database traces, mapped at 1:24,000 to 1:250,000; positions approximate. Not a state fault-zone (Alquist-Priolo) determination

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Land price (est.)No price estimate for this parcel yetNot a Pro lock: no plan has a price for this parcel yet

Open on the map

In this areaSan Juan CapistranoParcels, flood and zoning5.1%in a FEMA flood zone9,532parcels on the roll

Home facts

Building footprints (Microsoft, OpenStreetMap) via Overture Maps, as of Sep 2026

Buildings: 173 buildings mapped · about 386,000 sq ft of footprint (largest 13,700 sq ft)Measured from building footprints (Microsoft/OpenStreetMap, Sep 2026), not the county roll
Bedrooms, bathrooms, living area, year built: Not in this county's published parcel file

Property tax

California Constitution art. XIII A (Prop 13) and the county assessment roll · 2026

Tax rate: About 1% of assessed value plus local voter-approved rates
If you buy: About 1% of the price you pay each year, plus local voter-approved ratesProp 13 resets the assessed value to the purchase price at a sale

How we compute this

Pay or check a bill at the Orange County Treasurer-Tax Collector.

Due dates

Who decides

City or countyInside the City of San Juan Capistrano's limitsThe City of San Juan Capistrano sets zoning, ADU and SB 9 rules.California Department of Technology city boundaries · Sep 21, 2026

Assessed value (Prop 13)

Orange County's open parcel layer publishes no assessed values. We don't have tested sale data for this county, so we don't show a price estimate.Orange County parcels: County of Orange (OC Survey Landbase) (layer as of Oct 2026)

Zoning

MHP (San Juan Capistrano's own code), state class “Suburban residential”. As of 7/1/2023, collected from City REST. Verify with San Juan Capistrano: the state's classes are generalized.LCI California Zoning (New Classes), release Jan 15, 2026 · 7/1/2023
General planLU24 (San Juan Capistrano's own designation), state class “High density residential”. As of 2019.LCI California General Plan Land Use · 2019

SB 9 signals

What the public maps say about this lot. Not a determination of eligibility and not legal advice; only the City of San Juan Capistrano decides.

Single-family zoneZoned MHP, state class “Suburban residential”: looks single-family. Verify with the City of San Juan Capistrano: the state's classes are generalized.LCI California Zoning (New Classes), release Jan 15, 2026 · 7/1/2023
Prime farmlandMapped as Urban and Built-Up Land, not prime farmland or farmland of statewide importance.DOC FMMP Important Farmland · 2022
WetlandsNo wetland mapped on the lot.USFWS National Wetlands Inventory · Oct 9, 2026
Fire hazard zoneNot in a mapped Very High zone, nor a High zone in the State Responsibility Area. A hazard map, not a risk score.CAL FIRE Fire Hazard Severity Zones · SRA Apr 1, 2024; LRA Mar 24, 2025 · Official map
Hazardous waste siteNone found near this parcel. Searched: EnviroStor cleanup and investigation sites (California Department of Toxic Substances Control (DTSC), as of Oct 17, 2026); GeoTracker cleanup cases (statewide snapshot) (California State Water Resources Control Board, as of Jan 26, 2023). GeoTracker cleanup cases (statewide snapshot) is a Jan 2023 snapshot: cases opened since then are not checked.California Department of Toxic Substances Control (DTSC); California State Water Resources Control Board · Jan 26, 2023 · Official map
Earthquake fault zoneCheck the California Geological Survey's earthquake fault zone map.CGS Alquist-Priolo · Official map
FEMA flood zonePartly in a FEMA Special Flood Hazard Area (zone AO on 92% of the parcel): excluded unless the lot meets the flood standards (for example a Letter of Map Revision).FEMA National Flood Hazard Layer · Oct 10, 2026
FloodwayFloodway not measured for this lot here; check the FEMA map.FEMA National Flood Hazard Layer · Oct 10, 2026
Conservation easement or planNone in PAD-US 4.1 easements (USGS Gap Analysis Project, as of 2025) at this parcel's map point. PAD-US does not carry every easement or habitat plan: check CCED and the city or county too.USGS Gap Analysis Project · 2025 · Official map
Protected species habitatCheck USFWS critical habitat.USFWS critical habitat · Official map
Historic propertyCheck with the City of San Juan Capistrano: no statewide layer lists historic landmarks and districts (AB 1061).No statewide layer
Tenants, rent control, Ellis ActCheck: whether a tenant lived here in the last 3 years, rent control and Ellis Act withdrawals are not in any public map. Ask the City of San Juan Capistrano.Not in public data
Lot split: urban areaInside the 2020 Census urban area: Mission Viejo--Lake Forest--Laguna Niguel, CA Urban Area.US Census 2020 urban areas · 2020
Lot split: lot sizeMapped lot area about 1,009,290 sq ft: two lots of at least 1,200 sq ft and 40% each could fit, on mapped lot area only.Parcel outline (county GIS) · Oct 11, 2026

Gov. Code 65852.21 (two units) and 66411.7 (urban lot split), site exclusions in 65913.4(a)(6)(B)-(K); as amended by SB 450 (effective 2025-01-01) and AB 1061 (effective 2026-01-01, historic exclusion); Executive Order N-32-25 (2025 Los Angeles fires). Statute version read 2026-10-11.

ADU

Accessory dwelling unitsState ADU law (Gov. Code 66310-66342) applies to residential lots: at least 1 ADU + 1 JADU by right, subject to local standards. Check the City of San Juan Capistrano.HCD ADU Handbook (March 2026); Gov. Code 66310-66342

Housing

SB 35 / SB 423 streamliningCheck HCD's current determination for San Juan Capistrano: the only map layer HCD publishes is its June 2023 determination, HCD has determined again since (June 2025), and under SB 423 a city or county without a compliant housing element must streamline projects with 10% affordable units. A possible streamlined site is not evaluated here.HCD SB 35 / SB 423 determinations · Jun 23, 2023 · Official map
Opportunity mapCTCAC/HCD opportunity area: Low Resource (used for tax-credit housing).CTCAC/HCD Opportunity Map 2026 · 2025-12

Fire

Fire Hazard Severity ZoneNot in a mapped Fire Hazard Severity Zone (CAL FIRE maps: SRA effective Apr 1, 2024, LRA dated Mar 24, 2025); this is a hazard map, not a risk score or an insurance rating.CAL FIRE Fire Hazard Severity Zones · SRA Apr 1, 2024; LRA Mar 24, 2025 · Official map

Groundwater

Not over a DWR Bulletin 118 groundwater basin; well rules here come from the county.DWR Bulletin 118 (2025), SGMA basin priority (2019), Groundwater Sustainability Agencies · B118 2025; SGMA priority 2019; GSA layer read Oct 11, 2026

Check before you buy

Earthquake fault zone (Alquist-Priolo)Check the California Geological Survey's official Earthquake Zones of Required Investigation map.Official map
Liquefaction / landslide zoneCheck the California Geological Survey's official Earthquake Zones of Required Investigation map. Many areas have not been evaluated by the state.Official map
Williamson Act contractCheck with the county assessor or planning department whether the parcel is under a Williamson Act contract.Official map

Owner: on the county assessment roll (not shown here). Request removal

Data: Orange County parcels: County of Orange (OC Survey Landbase) (layer as of Oct 2026)

Governor's Office of Land Use and Climate Innovation (LCI), California Zoning (New Classes). Zoning from the State of California's statewide zoning layer, provided as a public service for informational purposes only; it is not legal advice. Each jurisdiction's own zoning map governs.

Governor's Office of Land Use and Climate Innovation (LCI), California General Plan Land Use. General plan land use from the State of California's statewide layer, for informational purposes only; not legal advice. The jurisdiction's adopted general plan governs.

California Department of Housing and Community Development (HCD), SB 35 statewide determination. HCD's determination for the jurisdiction as published; a project's eligibility for streamlining is decided by the jurisdiction.

California Tax Credit Allocation Committee (CTCAC) and HCD, 2026 Opportunity Map. Used by CTCAC to score tax-credit housing applications; it describes the census tract, not the parcel.

California Department of Technology, California city boundaries (from CDTFA / BOE). City limits as compiled by the state for tax administration; the city and county confirm jurisdiction.

Hazards

FEMA National Risk Index for this census tract, not this parcel. As of Dec 2025.

Riverine flooding: Very high
Earthquake: Relatively moderate
Coastal flooding: Relatively low
Heat wave: Very low
Strong wind: Very low
Landslide: Very low
Drought: Very low
Wildfire: No ratingNo expected annual loss computed for this tract

How we compute this

Recorded flood claims

OpenFEMA NFIP Redacted Claims v3, as of Sep 2026

Claims since 1978: Fewer than 10Insured buildings in this census tract

How we compute this

Neighborhood (Census)

Census ACS 2020–2024 5-year, as of Jan 2026

Median household income: $115,840± $27,725
Median home value (owner-reported): $433,300± $116,226
Median rent (gross): $2,645± $346
Homes lived in by their owners: 84%± 26 pts
Median year homes were built: 1980± 8 yr
Average commute (one way): 28 min± 8 min · census tract (not published for block groups)
Population: 2,220± 508

Figures for the census block group around this parcel (a few hundred homes), not this property. This product uses Census Bureau data but is not endorsed or certified by the Census Bureau.

How we compute this

About these numbersSources, county file October 2026

Parcel outline

The outline and its edge lengths are measured on the parcel map the map draws; the aerial loads from the public imagery named under it.

Source

Orange County parcels: County of Orange (OC Survey Landbase) (layer as of Oct 2026), county file Oct 18, 2026.

Record

Public records can be wrong; check before you act.

Parcel: 121-171-44

Coordinates: 33.4876° N, 117.6701° W