28765 Old Highway 80, Pine Valley, California 91962, Pine Valley, 91962 - 3 bed, 1 bath
28765 Old Highway 80
Pine Valley, California 91962
Property Price
SUMMARY
Analysis of 28765 Old Highway 80, Pine Valley, California 91962 is currently available with a list price of $499,000. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. Located in a high-demand neighborhood within the Pine Valley Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
The property, including both the main house and ADU, is functional but significantly dated. Both kitchens feature older appliances, basic laminate countertops, and dated cabinetry, with the ADU kitchen appearing incomplete or very basic. Bathrooms are also outdated with basic fixtures and finishes. Flooring consists of worn carpets and dated vinyl/linoleum. The interior style, characterized by wood paneling, is rustic and not modern. While the exteriors appear maintained with some newer windows, the lack of central cooling (relying on window AC units) and the overall aged aesthetic indicate a need for substantial cosmetic and functional updates to meet current quality standards.
PROSSTRENGTHS & OPPORTUNITIES
- Dual Dwelling Units
The property features two distinct units: a 3-bedroom main house and a 1-bedroom ADU, offering versatility for multi-generational living or potential rental income.
- Mixed-Use Zoning & Two Parcels
Comprising two parcels, one zoned R1 Residential and the other Commercial Store Building, this property presents unique opportunities for both residential and business endeavors.
- Equestrian Amenities
Equipped with a horse corral, storage shed, and hay storage, the property is well-suited for equestrian enthusiasts or those seeking a rural lifestyle.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =41192, other record lot size in square feet = 24716.
- Compact Living Spaces
The main 3-bedroom unit is relatively small at 840 sq ft, and the ADU is 400 sq ft, which may feel cramped for some buyers or limit their living arrangements.
- Inseparable Parcels
Despite having two distinct parcels with different zoning, they cannot be sold separately, which restricts future flexibility for independent development or divestment.
About 28765 Old Highway 80
Cosey 2 on 1 mountain property. The large unit is a 3-bedroom, 1-bath house of about 840 sq ft. The second is a 1-bed, 1-bath ADU of about 400 sq ft. The grounds include a horse corral, storage shed, and hay storage. The metal corral panels will stay with the property. This is an opportunity for a multi-generational family compound or rental income to offset the mortgage. The property is two parcels, one zoned R1 - Residential, the other zoned Commercial Store Building. The parcels cannot be sold separately.
Property Details
Public Facts
- Property Type
- Mixed Use
- Year Built
- -
- Lot Size
- 41,192 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 1 (1 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | - | - | 0% |
| Baths | - | - | 0% |
| Square foot | - | - | 0% |
| Lot Size | - | - | 0% |
| Price | - | - | 0% |
| Price per sq ft | - | - | 0% |
| Built year | - | - | 0% |
| HOA | $0 | $0 | 0% |
| Days on market | - | - | 0% |
Pricing History
Listed for Sale
Jan 30, 2026
$499,000
$529,000
-6% Price Drop
Initial Listing
Price Change
Jan 8, 2026
$529,000
$550,000
-4% Price Drop
Initial Listing
Price Change
Nov 18, 2025
$550,000
Initial Listing