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 income producing farm, residence and even has its own private approx. 2 acre lake. This exceptional property offers incredible AGRICULTURAL TOURISM potential, allowing you to host U-pick experiences, guided tours, educational classes, and immersive farm activities. With the opportunity to include charming homestays, you can create a thriving destination for visitors seeking hands-on agricultural experiences and rural tranquility. The secluded park-like property includes a large two-story private residence with separate maids/guest quarters, several garages, a barn, 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 multiple scenic walking trails, with waterfalls, streams and paved access roads throughout. It also has 5 water meters and over 5 wells on site! Potential space for Horses or Horse facilities could easily be set up. Multiple 3 phase power and 220 Volt hookups are located around the property. Several pads have ocean views, which could offer additional development. There is also room for a potential 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 8 minutes to the freeway and 35 minutes to the coast! This unique property is truly a once in a lifetime opportunity to own such a special piece of Real Estate!

Operating expenses for Rosa Sattoria are fully integrated into the pro forma and include both water and non-water costs. Irrigation averages 3.0 acre-feet per acre annually, split evenly between well water and purchased water. Based on current rates, purchased supply through Rainbow averages approximately $2,771 per AF plus a fixed meter charge of $9,204 per year, while well pumping averages $170 per AF. This results in total water costs of about $318,000 annually, or $4,543 per acre.

Non-water operating costs cover cultural labor, fertilizers, chemicals, repairs, administrative overhead, and other orchard management expenses, budgeted at roughly $7,457 per acre, or about $522,000 annually. Combined with water, total operating expenses are modeled at $12,000 per acre, consistent with comparable avocado operations in Southern California. These assumptions provide a clear and realistic picture of the cost structure, ensuring stability in pro forma projections.

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.