Auto Repair Shop with Service
For Sale
$1,500,000
81780 US Highway 111, Indio, CA 92201
Turnkey auto repair property with three currently unused service bays at a well-established, long-running location.
Property Size2,970 SF
Days on Market52
Property Features for 81780 US Highway 111
General Information
Standard status
Active
Size
2,970 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Business Included
Yes
Building Details
Building Size
2,970 SF
Listed By:
Alex DeSoto · License #SA705467000 (AZ)
(602) 898-8499
Source:
Matthews
Added: Jul 18
Changed: Aug 28
Last Checked: Sep 7 at 4:40AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Alex DeSoto
Investment Insights
Based on property information with market context.
This for-sale package includes both the real estate and a fully turnkey, operating auto repair business. The operation has been in continuous service for more than 30 years and serves a loyal, repeat customer base. The business is currently reported as EBITDA and cash-flow positive, and the facility includes additional service capacity with three service bays that are presently unused.
The property is positioned along Highway 111, described as a primary arterial corridor through the Coachella Valley with visibility and accessibility supported by traffic counts exceeding 40,000 vehicles per day. The surrounding area is a major tourism and economic hub, with the remarks citing approximately 14.4 million visitors annually and $9 billion in visitor spending for 2023/2024. The region is also noted as being anchored by events and venues including Coachella, Stagecoach, the BNP Paribas Open, and the newly constructed Acrisure Arena.
The asset is offered as a combined business and real estate opportunity, with the existing shop configuration featuring multiple service bays and room to activate additional capacity through operational changes.
The property is positioned along Highway 111, described as a primary arterial corridor through the Coachella Valley with visibility and accessibility supported by traffic counts exceeding 40,000 vehicles per day. The surrounding area is a major tourism and economic hub, with the remarks citing approximately 14.4 million visitors annually and $9 billion in visitor spending for 2023/2024. The region is also noted as being anchored by events and venues including Coachella, Stagecoach, the BNP Paribas Open, and the newly constructed Acrisure Arena.
The asset is offered as a combined business and real estate opportunity, with the existing shop configuration featuring multiple service bays and room to activate additional capacity through operational changes.
Key Highlights
- Turnkey auto repair business and real estate opportunity, with the option to operate immediately
- Business has 30+ years of continuous operations with a loyal, repeat customer base
- Currently EBITDA and cash‑flow positive, with upside noted from expanding technician staffing and extending hours
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
$42,571
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
2.84%
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%
$851,420
$851.4K
Cap Rate 7%
$608,157
$608.2K
Cap Rate 9%
$473,011
$473.0K
Market Conditions
NOI Build-Up for 2,970 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
$64.2K $21.60/SF
− Vacancy
−$3.3K −$1.12/SF
EGI
$60.8K $20.48/SF
− OpEx
−$18.2K −$6.14/SF
NOI
$42.6K $14.33/SF
Area
Riverside County, CA
Vacancy
5.20%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
30.00%
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%
$851,420
Cap Rate 7%
$608,157
Cap Rate 9%
$473,011
Alternative Uses
Best Use
Retail
$608.2K
$532.1K – $709.5K
NOI $42,571 @ 7.0% cap · market cap 2.84%
Second Best
Industrial
$348.4K
$304.9K – $406.5K
NOI $24,389 @ 7.0% cap · market cap 1.63%
Theoretical Best
Office A
$889.8K
$778.5K – $1.04M
NOI $62,283 @ 7.0% cap · market cap 4.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,207
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92201, CA
66,989
Population
26,241
Households
2.6
Avg Household Size
35
Median Age
16%
College-Educated
70%
High-School Grad
16.2 sq mi
ZIP Area
4,135
Density / Sq Mi
$66,663
Median Household Income
$35,527
Median Earnings
$1,349
Median Rent
$372,800
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Auto shop - Turnkey auto repair property with three currently unused service bays at a well-established, long-running location.
Where is this auto shop located?
The property is located at 81780 US Highway 111 Indio, CA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Turnkey auto repair business and real estate opportunity, with the option to operate immediately; Business has 30+ years of continuous operations with a loyal, repeat customer base; Currently EBITDA and cash‑flow positive, with upside noted from expanding technician staffing and extending hours
