Side-by-Side Eight-Unit Apartment
New
For Sale
$1,695,000
45304 Park St, Indio, CA 92201
Two adjacent fourplexes offer single-story, two-bedroom layouts with individual utility metering and carport parking.
Property Size5,600 SF
Lot Size0.32 Acres
Days on Market2
Property Features for 45304 Park St
General Information
Standard status
Active
Size
5,600 SF
Lot size
0.32 Acres
Property subtype
Multifamily
Units
Unit Mix
8 x 2BR/1BA
Multifamily Units
8
Additional Details
Utilities to Site
Yes
Amenities
private patios
in-unit laundry hook-ups
6.35% Going-In Cap Rate
Two Side-by-Side Parcels, Ability to Get 30 Year Fixed Financing
100% Two-Bedroom Unit Mix
Laundry Hook-Ups and Private Patios
Individually Metered Gas, Electric and Individual Hot Water Heaters
Single-Story, Pitched-Roof Construction, Carport Parking
Building Details
Building Size
5,600 SF
Year Built
1958
Buildings
2
Stories
1
Units
8
Listing Agency:
Marcus & Millichap - Inland Empire
(626) 695-6776
Listed By:
Douglas McCauley · License #License(s): CA: 01155706
(626) 695-6776
Source:
Marcusmillichap
Added: Aug 30
Changed: Aug 31
Last Checked: Aug 31 at 1:04PM
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 - Inland Empire
Investment Insights
Based on property information with market context.
This apartment property combines two adjacent fourplex buildings with eight total units on a combined ±13,940-square-foot lot. Each residence includes two bedrooms and one bathroom within approximately 600 square feet, with single-story layouts and pitched-roof construction. The buildings were constructed in 1958. Every unit has separate gas and electric meters, an individual water heater, tile flooring, and replacement windows. Some residences have been remodeled, while most include hookups for in-unit laundry. Parking is provided by carports, and four units have private patios.
The property is located in Indio, California, a city associated with major annual events at the Empire Polo Club, including the Coachella Valley Music and Arts Festival and Stagecoach Country Music Festival. The surrounding city context includes year-round and seasonal residential demand, along with employment tied to hospitality, food service, transportation, security, retail, and event production.
The property is located in Indio, California, a city associated with major annual events at the Empire Polo Club, including the Coachella Valley Music and Arts Festival and Stagecoach Country Music Festival. The surrounding city context includes year-round and seasonal residential demand, along with employment tied to hospitality, food service, transportation, security, retail, and event production.
Key Highlights
- Eight total apartments across two adjacent fourplex buildings
- Combined ±13,940‑square‑foot lot in Indio, California
- All eight units are two‑bedroom, one‑bathroom residences of approximately 600 square feet
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
$90,644
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
5.35%
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%
$1,812,880
$1.8M
Cap Rate 7%
$1,294,914
$1.3M
Cap Rate 9%
$1,007,156
$1.0M
Market Conditions
NOI Build-Up for 5,600 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
$168.0K $30.00/SF
− Vacancy
−$3.2K −$0.57/SF
EGI
$164.8K $29.43/SF
− OpEx
−$74.2K −$13.24/SF
NOI
$90.6K $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%
$1,812,880
Cap Rate 7%
$1,294,914
Cap Rate 9%
$1,007,156
Alternative Uses
Best Use
Apartment 5plus
$1.29M
$1.13M – $1.51M
NOI $90,644 @ 7.0% cap · market cap 5.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,437 @ 7.0% cap · market cap 6.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,310
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Two adjacent fourplexes offer single-story, two-bedroom layouts with individual utility metering and carport parking.
Where is this apartment building located?
The property is located at 45304 Park St Indio, CA.
What is the asking price?
The asking price for this property is $1,695,000.
What are key features of this property?
This property features: Eight total apartments across two adjacent fourplex buildings; Combined ±13,940‑square‑foot lot in Indio, California; All eight units are two‑bedroom, one‑bathroom residences of approximately 600 square feet
