Two-Story Mixed-Use
For Sale
$1,695,000
Pending
78120 Calle Estado, La Quinta, CA 92253
Retail and office space near restaurants, boutiques, galleries, hotels, and community events.
Property Size6,966 SF
Days on Market28
Property Features for 78120 Calle Estado
General Information
Standard status
Pending
Size
6,966 SF
Property subtype
Commercial
Additional Details
Corner Location
Yes
Building Details
Year Built
1996
Stories
2
Units
12
Building Size
6,966 SF
Listing Agency:
Desert Pacific Properties Inc
(760) 766-0517
Listed By:
Rebecca Ramirez · License #00702492
(760) 766-0517
Source:
Elliman
Added: Jul 30
Changed: Aug 22
Last Checked: Aug 25 at 9:51AM
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 Desert Pacific Properties Inc
Investment Insights
Based on property information with market context.
Bogan Villas is a 6,966-square-foot, two-story mixed-use property combining retail and office space. Built in 1996, the property occupies a high-visibility corner location in the heart of La Quinta Village.
The property is located in Old Town La Quinta, near restaurants, boutiques, galleries, hotels, and year-round community events. The surrounding district is described as pedestrian-oriented, with nearby dining, shopping, lodging, and event activity. Walk Score is 15, classified as Car-Dependent, and Bike Score is 50, classified as Bikeable.
The property is located in Old Town La Quinta, near restaurants, boutiques, galleries, hotels, and year-round community events. The surrounding district is described as pedestrian-oriented, with nearby dining, shopping, lodging, and event activity. Walk Score is 15, classified as Car-Dependent, and Bike Score is 50, classified as Bikeable.
Key Highlights
- 6,966 SF two‑story mixed‑use retail and office property
- High‑visibility corner location in La Quinta Village
- 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
759
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Retail and office space near restaurants, boutiques, galleries, hotels, and community events.
Where is this mixed-use property 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 property; High‑visibility corner location in La Quinta Village; Built in 1996
