Two-Story Mixed-Use Retail and
For Sale
$1,695,000
Pending
78120 Calle Estado, La Quinta, CA 92253
COMMERCIAL - La Quinta, CA
Property Size6,966 SF
Lot Size0.33 Acres
Days on Market30
Property Features for 78120 Calle Estado
General Information
Property type
Commercial Sale
Property subtype
Retail
Subdivision
313 -La Quinta South of HWY 111
Standard status
Pending
APN
770151005
Size
6,966 SF
Lot size
0.33 Acres
Building Details
Year built
1996
Floors in Building
2
Number of units
12
Listing Agency:
Desert Pacific Properties
(760) 360-8200
Listed By:
Paula Turner · License #00702492
(760) 360-8200
Added: Jul 28
Changed: Aug 12
Last Checked: Aug 26 at 1:06PM
MLS# 219150809
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.
Investment Insights
Based on property information with market context.
Bogan Villas is a two-story mixed-use retail and office investment offering 6,966 SF of space on a 0.33-acre corner lot. The property was built in 1996 and is designed to support both street-facing retail activity and office use within the same asset.
The building is positioned in Old Town La Quinta, in the heart of La Quinta Village. It’s described as being within easy walking distance of restaurants, boutiques, galleries, and year-round community events, supporting a pedestrian-oriented environment.
With its two-story mixed-use configuration and high-visibility corner placement, the property is well suited for tenants seeking a walkable retail and office setting in Old Town La Quinta.
The building is positioned in Old Town La Quinta, in the heart of La Quinta Village. It’s described as being within easy walking distance of restaurants, boutiques, galleries, and year-round community events, supporting a pedestrian-oriented environment.
With its two-story mixed-use configuration and high-visibility corner placement, the property is well suited for tenants seeking a walkable retail and office setting in Old Town La Quinta.
Key Highlights
- 6,966 SF two‑story mixed‑use retail and office building
- 0.33‑acre corner lot
- Built in 1996
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$109,447
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.46%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,188,940
$2.2M
Cap Rate 7%
$1,563,529
$1.6M
Cap Rate 9%
$1,216,078
$1.2M
Market Conditions
NOI Build-Up for 6,966 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$159.7K $22.92/SF
− Vacancy
−$13.7K −$1.97/SF
EGI
$145.9K $20.95/SF
− OpEx
−$36.5K −$5.24/SF
NOI
$109.4K $15.71/SF
Area
Riverside County, CA
Vacancy
8.60%
Lease Rate
$22.92 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,188,940
Cap Rate 7%
$1,563,529
Cap Rate 9%
$1,216,078
Alternative Uses
Best Use
Office B
$1.56M
$1.37M – $1.82M
NOI $109,447 @ 7.0% cap · market cap 6.46%
Second Best
Retail
$1.43M
$1.25M – $1.66M
NOI $99,849 @ 7.0% cap · market cap 5.89%
Theoretical Best
Office A
$2.09M
$1.83M – $2.43M
NOI $146,083 @ 7.0% cap · market cap 8.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
749
Businesses Nearby
Explore this area
Business Placement
Demographics for 92253, CA
37,422
Population
24,679
Households
1.5
Avg Household Size
52
Median Age
39%
College-Educated
92%
High-School Grad
40.4 sq mi
ZIP Area
926
Density / Sq Mi
$97,397
Median Household Income
$46,416
Median Earnings
$1,741
Median Rent
$612,800
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Two-story mixed-use retail and office building on a 0.33-acre corner site in Old Town La Quinta Village.
Where is this retail space located?
The property is located at 78120 Calle Estado La Quinta, CA.
What is the asking price?
The asking price for this property is $1,695,000.
What are key features of this property?
This property features: 6,966 SF two‑story mixed‑use retail and office building; 0.33‑acre corner lot; Built in 1996
