Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Land Near I-10, Whitewater, CA Title is generated by Realmo AI

    71 Tipton Road, Whitewater, CA 92282

    View on Map
    Claim this Listing
    For Sale
    $9,312,475

    LAND - Whitewater, CA

    Lot size:
    71.50 Acres
    Added:
    Jul 25, 2014
    Days on Market:
    4331
    Last Refresh:
    Jun 2 at 6:06 pm

    Property Features for 71 Tipton Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    516090005
    Lot size
    71.50 Acres

    We can help!

    Listing Contact
    Paula Turner
    Paula Turner

    Listing agent Paula Turner License #00702492

    Listing office Desert Pacific Properties 78100 main St. #206, La Quinta, CA

    Listing date Jul 25, 2014

    MLS# 219142964 Listing URL

    Copyright © 2026 California Desert Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Excellent development opportunity for distribution, fulfillment centers, or cannabis facilities.
    • Located on the Southside of Interstate 10 at Exit 114 (Whitewater).
    • High traffic volume: 176,000 cars per day.
    • Ideal site for outlet mall or freeway commercial development.
    • Located within the city limits of Palm Springs.
    • First Palm Springs/Coachella I‑10 Interchange coming from the west (Los Angeles).

    Overview

    This 71.5-acre commercial land is located on the south side of Interstate 10 at Exit 114 in Whitewater, California. The property presents an excellent development opportunity for distribution, fulfillment centers, or cannabis facilities. Situated within the city limits of Palm Springs, it benefits from high visibility with approximately 176,000 cars passing by daily. The location is ideal for an outlet mall or freeway commercial development, serving as the first full Palm Springs/Coachella I-10 Interchange when approaching from the west (Los Angeles).
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Parking Lot & Garage

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Whitewater
    County
    Riverside
    State
    California
    Longitude
    -116.652949
    Latitude
    33.921564

    Nearby Similar for Sale

    • $379,000

      Whitewater Land with Date Palms

      2.5 acres of land with established date palm trees.
      668040015 Hilltop Road, Whitewater, CA 92282
      View Details
    • $150,000

      Whitewater Land with Utilities Ready

      2.5-acre Whitewater parcel with utilities in place.
      12925 Johnson Street, Whitewater, CA 92282
      View Details
    • $9,312,475

      Land Near I-10 Exit

      Commercial land suitable for development near Palm Springs.
      71 Tipton Rd, Whitewater, CA 92282
      View Details
    • $9,312,475
      3,114,540 SF

      Interstate 10 Exit Land Parcel

      Prime development land near Palm Springs with high traffic volume.
      71 Tipton Road, Whitewater, CA 92282
      View Details
    • $144,990

      Whitewater Land Near Palm Springs

      1.35 acres of land near Palm Springs.
      5 Pearl Harbor Memorial Highway, Whitewater, CA 92282
      View Details
    • $42,500

      Whitewater Land with Mountain Views

      R-3 zoned lot ideal for various development opportunities.
      0 Excelsior Street, Whitewater, CA 92282
      View Details
    • $42,500

      Whitewater Land with Mountain Views

      R-3 zoned lot ideal for various development opportunities.
      1 Excelsior Street, Whitewater, CA 92282
      View Details
    • $90,000

      Whitewater Vacant Land Parcel

      Vacant land parcel in Whitewater, CA with desert views.
      0 Aintree, Whitewater, CA 92282
      View Details
    • $49,500

      Whitewater Quarter-Acre Residential Lot

      Spacious lot with mountain views, near Palm Springs and I-10.
      0 Haugen Lehman, Whitewater, CA 92282
      View Details
    • $55,000

      Whitewater Lot Ready to Build

      Residential lot for custom home in Whitewater, CA.
      55101 Hatton, Whitewater, CA 92282
      View Details
    • $35,000

      Whitewater Land Lot Opportunity

      Residential lot available for custom home construction in Whitewater.
      2 Hyacinth, Whitewater, CA 92284
      View Details
    • $90,000

      Whitewater Land with Mountain Views

      One-acre parcel with water meter, electrical access, and views.
      0 Woodridge, Whitewater, CA 92282
      View Details

    FAQs

    What type of property is this?
    Commercial land - 71.5 acres near I-10, ideal for development.
    Where is this commercial land located?
    The property is located at 71 Tipton Road Whitewater, CA.
    What is the asking price?
    The asking price for this property is $9,312,475.
    What are key features of this property?
    This property features: Excellent development opportunity for distribution, fulfillment centers, or cannabis facilities.; Located on the Southside of Interstate 10 at Exit 114 (Whitewater).; High traffic volume: 176,000 cars per day.
    (760) 360-8200
    We can help!
    Listing Contact
    Paula Turner
    Paula Turner
    Real Estate License ID: 00702492
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    71 Tipton Road, Whitewater, CA 92282
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!