Assisted Living Facility with
For Sale
Contact for pricing
44755 Deep Canyon Rd, Palm Desert, CA 92260
Licensed-use framework includes a Conditional Use Permit for residential care or transitional housing.
Property Size4,162 SF
Price / SF$312.35
Days on Market147
Property Features for 44755 Deep Canyon Rd
General Information
Standard status
Active
Size
4,162 SF
Property subtype
Multifamily
Zoning
DE-O (Downtown Edge, Transition Overlay)
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
fireplace
covered patio
outdoor kitchen
Building Details
Stories
1
Listing Agency:
Desert Pacific Properties Inc
(760) 360-8200
Listed By:
Susan Harvey · License #CA 00957590
Source:
Crexi
Added: Apr 7
Changed: Aug 31
Last Checked: Aug 31 at 6:32PM
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.
This 4,162 SF residential care facility comprises a 3,613 SF main residence and a 549 SF casita. The main home provides 6 beds and 7 baths, while the casita adds 1 bed and 1 bath. Each bedroom has a private bathroom and patio access, complemented by a substantial living area with fireplace. Outdoor improvements include a covered patio, enclosed grounds, and an outdoor kitchen.
The property is located at 44755 Deep Canyon Rd in Palm Desert, just off Highway 111. A Conditional Use Permit is in place for residential care facility or transitional housing use. The property is zoned DE-O (Downtown Edge, Transition Overlay) and offers access to dining, shopping, entertainment, and neighboring desert cities.
The property is located at 44755 Deep Canyon Rd in Palm Desert, just off Highway 111. A Conditional Use Permit is in place for residential care facility or transitional housing use. The property is zoned DE-O (Downtown Edge, Transition Overlay) and offers access to dining, shopping, entertainment, and neighboring desert cities.
Key Highlights
- 6‑bed, 7‑bath main residence with a 1 bed/1 bath casita
- Total building area of 4,162 SF, including 3,613 SF main home and 549 SF casita
- Conditional Use Permit in place for residential care facility or transitional housing
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
$67,368
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
5.18%
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%
$1,347,360
$1.3M
Cap Rate 7%
$962,400
$962.4K
Cap Rate 9%
$748,533
$748.5K
Market Conditions
NOI Build-Up for 4,162 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
$124.9K $30.00/SF
− Vacancy
−$2.4K −$0.57/SF
EGI
$122.5K $29.43/SF
− OpEx
−$55.1K −$13.24/SF
NOI
$67.4K $16.19/SF
Area
Riverside County, CA
Vacancy
1.90%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,347,360
Cap Rate 7%
$962,400
Cap Rate 9%
$748,533
Alternative Uses
Best Use
Apartment 5plus
$962.4K
$842.1K – $1.12M
NOI $67,368 @ 7.0% cap · market cap 5.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.25M
$1.09M – $1.45M
NOI $87,281 @ 7.0% cap · market cap 6.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,957
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92260, CA
31,641
Population
21,659
Households
1.5
Avg Household Size
57
Median Age
38%
College-Educated
92%
High-School Grad
31.3 sq mi
ZIP Area
1,011
Density / Sq Mi
$72,252
Median Household Income
$41,810
Median Earnings
$1,654
Median Rent
$463,500
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
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- Home Instead — 73-726 Alessandro Dr Suite 200, Palm Desert, CA 92260
- Palm Desert Senior Living Oahu — 74210 Alessandro Dr, Palm Desert, CA 92260
Frequently Asked Questions
What type of property is this?
Assisted living facility - Licensed-use framework includes a Conditional Use Permit for residential care or transitional housing.
Where is this assisted living facility located?
The property is located at 44755 Deep Canyon Rd Palm Desert, CA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 6‑bed, 7‑bath main residence with a 1 bed/1 bath casita; Total building area of 4,162 SF, including 3,613 SF main home and 549 SF casita; Conditional Use Permit in place for residential care facility or transitional housing
