CVS Absolute NNN
For Sale
Contact for pricing
42150 Jackson Street, Indio, CA 92203
CVS retail property with an absolute NNN ground lease near I-10 Freeway.
Property Size12,900 SF
Price / SF$317.44
Days on Market140
Property Features for 42150 Jackson Street
General Information
Standard status
Active
Size
12,900 SF
Property subtype
Retail
Occupancy
100%
Investment Type
Net Lease
Net Operating Income
$204,750
Additional Details
Highway Access
Yes
Building Details
Year Built
2008
Stories
1
Units
1
Tenancy
Single
Listing Agency:
Marcus & Millichap - Orange County
(949) 419-3200
Listed By:
Ron Duong · License #CA 01438643
Source:
Crexi
Added: Apr 13
Changed: Aug 30
Last Checked: Aug 30 at 2:51AM
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 Marcus & Millichap - Orange County
Investment Insights
Based on property information with market context.
This 12,900-square-foot CVS retail property was completed in 2008 and is structured as an absolute NNN ground lease. The asset is located at 42150 Jackson Street in Indio, California, near I-10 Freeway.
Key Highlights
- Absolute NNN ground lease structure
- 12,900‑square‑foot CVS retail property
- Completed in 2008
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
$184,906
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
4.52%
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%
$3,698,120
$3.7M
Cap Rate 7%
$2,641,514
$2.6M
Cap Rate 9%
$2,054,511
$2.1M
Market Conditions
NOI Build-Up for 12,900 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
$278.6K $21.60/SF
− Vacancy
−$14.5K −$1.12/SF
EGI
$264.2K $20.48/SF
− OpEx
−$79.2K −$6.14/SF
NOI
$184.9K $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%
$3,698,120
Cap Rate 7%
$2,641,514
Cap Rate 9%
$2,054,511
Alternative Uses
Best Use
Retail
$2.64M
$2.31M – $3.08M
NOI $184,906 @ 7.0% cap · market cap 4.52%
Second Best
Specialty Retail
$2.32M
$2.03M – $2.71M
NOI $162,656 @ 7.0% cap · market cap 3.97%
Theoretical Best
Office A
$3.86M
$3.38M – $4.51M
NOI $270,524 @ 7.0% cap · market cap 6.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
377
Businesses Nearby
Explore this area
Business Placement
Demographics for 92203, CA
31,366
Population
14,750
Households
2.1
Avg Household Size
42
Median Age
34%
College-Educated
89%
High-School Grad
18.5 sq mi
ZIP Area
1,695
Density / Sq Mi
$97,969
Median Household Income
$47,013
Median Earnings
$1,990
Median Rent
$496,600
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?
NNN property - CVS retail property with an absolute NNN ground lease near I-10 Freeway.
Where is this nnn property located?
The property is located at 42150 Jackson Street Indio, CA.
What is the asking price?
The asking price for this property is $4,095,000.
What are key features of this property?
This property features: Absolute NNN ground lease structure; 12,900‑square‑foot CVS retail property; Completed in 2008
