Prime Palm Springs Retail
For Sale
$3,949,000
4765 Ramon Road, Palm Springs, CA 92264
Upgraded retail space in central Palm Springs with high visibility.
Property Size10,300 SF
Days on Market178
Property Features for 4765 Ramon Road
General Information
Standard status
Active
Size
10,300 SF
Property subtype
Retail
Building Details
Building Size
10,300 SF
Year Built
1950
Listing Agency:
Coldwell Banker Commercial Lyle & Associates
(760) 641-7602
Listed By:
Rob Wenthold · License #CalDRE #01153834
(760) 641-7602
Source:
Cbclyle
Added: Mar 5
Changed: Aug 27
Last Checked: Aug 29 at 7:06AM
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 Coldwell Banker Commercial Lyle & Associates
Investment Insights
Based on property information with market context.
This unique retail property is located in a sought-after area of Palm Springs, strategically positioned in the center of the city on E. Ramon Road. The property is situated just west of the intersection of Gene Autry Trail, known for its high traffic volume, and across from the Palm Springs International Airport, offering easy access to the 10 Freeway and the Coachella Valley. The location provides unparalleled visibility and maximum exposure, complemented by ample off-street private parking. Recent upgrades include major electrical and HVAC improvements, roof work, exterior and interior paint, landscaping, and parking lot repairs. The property is zoned M-1 and located on the south side of E. Ramon Road between Oleander Road and S. Gene Autry Trail.
Key Highlights
- Prime location in the highly sought‑after M‑1 Zone of Palm Springs.
- Unparalleled visibility and maximum exposure near Gene Autry Trail, the highest traffic volume corner in Palm Springs.
- Strategically located in the center of Palm Springs, across from the airport, with easy access to the 10 Freeway.
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
$147,638
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
3.74%
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%
$2,952,760
$3.0M
Cap Rate 7%
$2,109,114
$2.1M
Cap Rate 9%
$1,640,422
$1.6M
Market Conditions
NOI Build-Up for 10,300 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
$222.5K $21.60/SF
− Vacancy
−$11.6K −$1.12/SF
EGI
$210.9K $20.48/SF
− OpEx
−$63.3K −$6.14/SF
NOI
$147.6K $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%
$2,952,760
Cap Rate 7%
$2,109,114
Cap Rate 9%
$1,640,422
Alternative Uses
Best Use
Retail
$2.11M
$1.85M – $2.46M
NOI $147,638 @ 7.0% cap · market cap 3.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.09M
$2.70M – $3.60M
NOI $215,999 @ 7.0% cap · market cap 5.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
641
Businesses Nearby
360k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 38%
Dining 35%
Home Improvements & Furnishings 13%
Shops & Services 10%
Raising Cane's Chicken Fingers
Dining
75,890 visits/mo
0.5 miles
Ross Dress for Less
Apparel
51,230 visits/mo
0.4 miles
The Home Depot
Home Improvements & Furnishings
48,573 visits/mo
0.5 miles
Marshalls
Apparel
36,230 visits/mo
0.4 miles
Burlington
Apparel
33,918 visits/mo
0.5 miles
Demographics for 92264, CA
19,254
Population
17,518
Households
1.1
Avg Household Size
61
Median Age
48%
College-Educated
94%
High-School Grad
50.9 sq mi
ZIP Area
378
Density / Sq Mi
$75,246
Median Household Income
$46,756
Median Earnings
$1,581
Median Rent
$498,200
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 - Upgraded retail space in central Palm Springs with high visibility.
Where is this retail space located?
The property is located at 4765 Ramon Road Palm Springs, CA.
What is the asking price?
The asking price for this property is $3,949,000.
What are key features of this property?
This property features: Prime location in the highly sought‑after M‑1 Zone of Palm Springs.; Unparalleled visibility and maximum exposure near Gene Autry Trail, the highest traffic volume corner in Palm Springs.; Strategically located in the center of Palm Springs, across from the airport, with easy access to the 10 Freeway.
