Cathedral City Fourplex Investment
For Sale
$1,095,000
33700 Pueblo, Cathedral City, CA 92234
Four fully rented units in a desirable Cathedral City location.
Property Size5,200 SF
Lot Size0.34 Acres
Days on Market173
Property Features for 33700 Pueblo
General Information
Standard status
Active
Size
5,200 SF
Lot size
0.34 Acres
Property subtype
Investment
Lease Term
Month-to-month
Building Details
Building Size
5,200 SF
Year Built
1776
Stories
1
Units
4
Listing Agency:
Team Chamberlain Realty Exe.
(714) 875-5336
Listed By:
Dave Chamberlain · License #00762670
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 2:02PM
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 Team Chamberlain Realty Exe.
Investment Insights
Based on property information with market context.
This residential income-generating property features a fourplex with four units available for sale. Located in Cathedral City, the property includes two buildings situated on an almost 15,000 square foot private lot. Each of the four units features three bedrooms and two bathrooms, along with a two-car garage. A pool is located on the large private lot. The property is currently fully rented, providing immediate cash flow. The location is near recreation, shopping, dining, schools, and major commuter routes, contributing to high rental demand. This property presents an investment opportunity in a strong Cathedral City rental market.
Key Highlights
- Immediate cash flow from four fully rented units.
- Four 3‑bedroom, 2‑bath homes, each with a 2‑car garage.
- Large, private 15,000 sq ft lot with a pool.
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
$91,364
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
8.34%
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%
$1,827,280
$1.8M
Cap Rate 7%
$1,305,200
$1.3M
Cap Rate 9%
$1,015,156
$1.0M
Market Conditions
NOI Build-Up for 5,200 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
$132.9K $25.56/SF
− Vacancy
−$2.4K −$0.46/SF
EGI
$130.5K $25.10/SF
− OpEx
−$39.2K −$7.53/SF
NOI
$91.4K $17.57/SF
Area
Riverside County, CA
Vacancy
1.80%
Lease Rate
$25.56 /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%
$1,827,280
Cap Rate 7%
$1,305,200
Cap Rate 9%
$1,015,156
Alternative Uses
Best Use
Multifamily LT 5
$1.31M
$1.14M – $1.52M
NOI $91,364 @ 7.0% cap · market cap 8.34%
Second Best
Apartment 5plus
$1.20M
$1.05M – $1.40M
NOI $84,170 @ 7.0% cap · market cap 7.69%
Theoretical Best
Office A
$1.56M
$1.36M – $1.82M
NOI $109,048 @ 7.0% cap · market cap 9.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
333
Businesses Nearby
Explore this area
Business Placement
Demographics for 92234, CA
51,509
Population
23,114
Households
2.2
Avg Household Size
42
Median Age
26%
College-Educated
81%
High-School Grad
14.8 sq mi
ZIP Area
3,480
Density / Sq Mi
$67,031
Median Household Income
$34,895
Median Earnings
$1,554
Median Rent
$420,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four fully rented units in a desirable Cathedral City location.
Where is this quadplex located?
The property is located at 33700 Pueblo Cathedral City, CA.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: Immediate cash flow from four fully rented units.; Four 3‑bedroom, 2‑bath homes, each with a 2‑car garage.; Large, private 15,000 sq ft lot with a pool.
