Indio Retail Investment
For Sale
Contact for pricing
44680 Jackson St, Indio, CA 92201
Fully occupied retail property in a prime Indio location.
Property Size9,200 SF
Lot Size0.72 Acres
Price / SF$233.70
Days on Market162
Property Features for 44680 Jackson St
General Information
Standard status
Active
Size
9,200 SF
Total Parking Spaces
40
Lot size
0.72 Acres
Property subtype
Retail
Zoning
RC
Occupancy
100%
Lease Type
Net
Net Operating Income
$141,600
Listing Agency:
JLL Los Angeles | Brentwood
(858) 410-1200
Listed By:
Max Kinsbruner · License #02222058
Source:
Crexi
Added: Mar 14
Changed: Aug 21
Last Checked: Aug 20 at 6:10PM
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 JLL Los Angeles | Brentwood
Investment Insights
Based on property information with market context.
Located at 44680 Jackson Street in Indio, California, this fully occupied retail property offers a premier investment opportunity. The property totals approximately 9,200 square feet and is situated on 0.72 acres. The property features two tenants: Aaron's, occupying 8,000 square feet, and MS Flooring, occupying 1,200 square feet. Aaron's is a publicly traded, national lease-to-own retailer with more than 1,200 locations across the U.S. and Canada. Aaron's has been at this site since 2006 and recently renewed its lease for another five years. The lease is backed by a corporate guaranty. MS Flooring has operated there continuously since 2009 under a true triple-net (NNN) lease, providing stable and consistent income.
Key Highlights
- Fully occupied retail property in a prime location in Indio, California.
- Main tenant is Aaron's, a publicly traded national retailer, with a corporate‑backed lease.
- Aaron's has been at the location since 2006 and recently renewed its lease for five years.
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
$131,871
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
6.13%
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%
$2,637,420
$2.6M
Cap Rate 7%
$1,883,871
$1.9M
Cap Rate 9%
$1,465,233
$1.5M
Market Conditions
NOI Build-Up for 9,200 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
$198.7K $21.60/SF
− Vacancy
−$10.3K −$1.12/SF
EGI
$188.4K $20.48/SF
− OpEx
−$56.5K −$6.14/SF
NOI
$131.9K $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%
$2,637,420
Cap Rate 7%
$1,883,871
Cap Rate 9%
$1,465,233
Alternative Uses
Best Use
Retail
$1.88M
$1.65M – $2.20M
NOI $131,871 @ 7.0% cap · market cap 6.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.76M
$2.41M – $3.22M
NOI $192,932 @ 7.0% cap · market cap 8.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,165
Businesses Nearby
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?
Retail space - Fully occupied retail property in a prime Indio location.
Where is this retail space located?
The property is located at 44680 Jackson St Indio, CA.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: Fully occupied retail property in a prime location in Indio, California.; Main tenant is Aaron's, a publicly traded national retailer, with a corporate‑backed lease.; Aaron's has been at the location since 2006 and recently renewed its lease for five years.
