Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Land Near Coachella Music Festivals Title is generated by Realmo AI

    I-10 & Jefferson St, Indio, CA 92202

    View on Map
    Claim this Listing
    For Sale
    $2,489,454

    LAND - Indio, CA

    Lot size:
    3.81 Acres
    Added:
    Apr 10, 2019
    Days on Market:
    2606
    Last Refresh:
    May 28 at 4:06 am

    Property Features for I-10 & Jefferson St

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    691290035
    Lot size
    3.81 Acres

    We can help!

    Listing Contact
    Susan Harvey
    Susan Harvey

    Listing agent Susan Harvey License #00957590

    Listing office Desert Pacific Properties 44267 Monterey Ave Ste. A, La Quinta, CA

    Listing date Apr 10, 2019

    MLS# 219043994 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

    • Potential for multi‑family development of 10‑12 acres, up to 20 units/acre.
    • Located at a signalized intersection (NEC Varner Rd. and Jefferson).
    • Approved site plan for retail development.
    • Main freeway exit for Coachella & Stagecoach Music Festivals.
    • Proximity to the new Coachella Valley Stadium/Arena (3 miles).
    • Close to multiple schools (Shadow Hills High School, Desert Ridge Middle School, and a new elementary school).

    Overview

    This 3.81-acre land parcel is located at the northeast corner of Varner Road and Jefferson Street, a signalized intersection. The site has an approved plan for retail development and potential for entitlement for multi-family housing, accommodating up to 20 units per acre on 10 to 12 acres. Situated at the primary freeway exit for the Coachella and Stagecoach Music Festivals, the property benefits from high visibility and traffic. The location is approximately 3 miles from the new Coachella Valley Stadium/Arena, which is scheduled to open in November 2022. Educational facilities are nearby, including Shadow Hills High School, Desert Ridge Middle School, and a new elementary school that is upcoming within 1 mile. Indio, recognized as the City of Festivals, attracts over 1 million visitors annually and is experiencing rapid growth. This land presents a development opportunity in a growing area.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Indio
    County
    Riverside
    State
    California
    Longitude
    -116.268285
    Latitude
    33.752912

    Nearby Similar for Sale

    • $3,699,000
      14,520 SF

      Indio Heavy Industrial Facility

      1.24 acre industrial property with 14,520 sq. ft. facility.
      81500 Industrial Place, Indio, CA 92201
      View Details
    • $1,325,000
      14,600 SF

      Mobile Home Park Investment Opportunity

      Mobile home park with guaranteed income through 2041.
      40265 Galindo Court, Indio, CA 92203
      View Details
    • $4,700,000
      37,456 SF

      Indio Warehouse and Cold Storage

      37,456 SF warehouse, cold storage, and packing facility on 2.88 acres.
      82219 Market St, Indio, CA 92201
      View Details
    • $750,000

      Indio Land Parcel For Sale

      Vacant land parcel in Indio, CA, zoned for mixed-use.
      0 SW Jefferson Street, Indio, CA 92201
      View Details
    • $550,000
      1,048 SF

      Indio Duplex: Revitalized Downtown Location

      Duplex in downtown Indio near new city hall and amenities.
      45741 Smurr Street, Indio, CA 92201
      View Details
    • $199,000

      Turnkey Motorcoach Lot in Indio

      Upgraded motorcoach lot with premium amenities in exclusive Indio resort.
      80394 Avenue 48, Indio, CA 92201
      View Details
    • $1,100,000

      Indio Land: Revitalization Opportunity

      4+ acre property near downtown Indio with mixed-use zoning.
      45751 Aladdin Street, Indio, CA 92201
      View Details
    • $1,269,000
      5,074 SF

      Indio Industrial Flex Property

      High-quality industrial flex property in Indio's Workforce and Employment District.
      45130 Golf Center Pkwy G7, Indio, CA 92201
      View Details
    • $175,000

      Corner Lot in Indio, CA

      9,000 sq ft corner lot with CN-20 zoning.
      82180 Valencia, Indio, CA 92201
      View Details
    • $4,700,000
      37,456 SF

      Indio Warehouse and Cold Storage

      37,456 SF warehouse with cold storage on 2.88 acres.
      82219 Market St, Indio, CA 92201
      View Details
    • $2,150,000
      9,200 SF

      Indio Retail Investment Opportunity

      Fully occupied retail property in a prime Indio location.
      44680 Jackson St, Indio, CA 92201
      View Details
    • $580,000

      Prime Corner Lot in Indio

      Exceptional visibility, easy freeway access in rapidly growing North Indio.
      0 Caspian St, Indio, CA 92203
      View Details

    FAQs

    What type of property is this?
    Commercial land - Land with potential for multi-family development near Coachella.
    Where is this commercial land located?
    The property is located at I-10 & Jefferson St Indio, CA.
    What is the asking price?
    The asking price for this property is $2,489,454.
    What are key features of this property?
    This property features: Potential for multi‑family development of 10‑12 acres, up to **20 units/acre**.; Located at a **signalized intersection** (NEC Varner Rd. and Jefferson).; Approved site plan for retail development.
    (760) 360-8200
    We can help!
    Listing Contact
    Susan Harvey
    Susan Harvey
    Real Estate License ID: 00957590
    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
    I-10 & Jefferson St, Indio, CA 92202
    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!