Commercial Land
For Sale
$2,235,000
42414 Rancho Mirage Lane, Rancho Mirage, CA 92270
Six contiguous C-G zoned parcels with two existing standalone buildings, offered as-is with sewer recently connected.
Property Size5,771 SF
Lot Size1.25 Acres
Price / SF$387.28
Days on Market40
Property Features for 42414 Rancho Mirage Lane
General Information
Standard status
Active
Size
5,771 SF
Lot size
1.25 Acres
Property subtype
General Commercial
Zoning
C-G
Additional Details
Highway Access
Yes
Amenities
3
10 Parking Spaces.
Building Details
Year Built
1950
Listing Agency:
Meade Commercial Inc.
(760) 837-1880
Listed By:
Kate Rust · License #01267678
Source:
Xome
Added: Jul 1
Changed: Aug 8
Last Checked: Jul 22 at 3:31AM
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 Meade Commercial Inc.
Investment Insights
Based on property information with market context.
An approximately 1.25-acre commercial land assemblage in Rancho Mirage comprising six contiguous parcels. The offering includes 42462–42414 Rancho Mirage Lane, which features two existing standalone buildings and flexibility for owner-users, investors, or future redevelopment; sewer has been recently connected. The remainder of the assemblage consists of five contiguous adjacent commercial lots intended to expand an existing campus or support a larger-scale development.
The property is located directly across from The River at Rancho Mirage and just steps from Highway 111, supporting strong visibility and convenient access. The parcels are zoned C-G (General Commercial), providing for a variety of commercial, medical, office, hospitality, and mixed-use development options subject to city approvals.
Sold as-is, where-is, with the opportunity to acquire the improved parcel separately or as a combined multi-property portfolio.
The property is located directly across from The River at Rancho Mirage and just steps from Highway 111, supporting strong visibility and convenient access. The parcels are zoned C-G (General Commercial), providing for a variety of commercial, medical, office, hospitality, and mixed-use development options subject to city approvals.
Sold as-is, where-is, with the opportunity to acquire the improved parcel separately or as a combined multi-property portfolio.
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
$90,672
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
4.06%
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%
$1,813,440
$1.8M
Cap Rate 7%
$1,295,314
$1.3M
Cap Rate 9%
$1,007,467
$1.0M
Market Conditions
NOI Build-Up for 5,771 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
$132.3K $22.92/SF
− Vacancy
−$11.4K −$1.97/SF
EGI
$120.9K $20.95/SF
− OpEx
−$30.2K −$5.24/SF
NOI
$90.7K $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%
$1,813,440
Cap Rate 7%
$1,295,314
Cap Rate 9%
$1,007,467
Alternative Uses
Best Use
Office B
$1.30M
$1.13M – $1.51M
NOI $90,672 @ 7.0% cap · market cap 4.06%
Second Best
Healthcare Medical
$838.3K
$733.5K – $978.0K
NOI $58,678 @ 7.0% cap · market cap 2.63%
Theoretical Best
Office A
$1.73M
$1.51M – $2.02M
NOI $121,023 @ 7.0% cap · market cap 5.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,010
Businesses Nearby
Explore this area
Business Placement
Demographics for 92270, CA
16,999
Population
14,936
Households
1.1
Avg Household Size
66
Median Age
47%
College-Educated
95%
High-School Grad
25.6 sq mi
ZIP Area
664
Density / Sq Mi
$109,943
Median Household Income
$60,084
Median Earnings
$1,575
Median Rent
$747,800
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?
Commercial land - Six contiguous C-G zoned parcels with two existing standalone buildings, offered as-is with sewer recently connected.
Where is this commercial land located?
The property is located at 42414 Rancho Mirage Lane Rancho Mirage, CA.
What is the asking price?
The asking price for this property is $2,235,000.
