Coachella NNN Investment
For Sale
$2,898,000
52152 Cesar Chavez St, Coachella, CA 92236
Corporate-guaranteed, long-term NNN investment property in Coachella, California.
Property Size9,660 SF
Price / SF$300
Days on Market264
Property Features for 52152 Cesar Chavez St
General Information
Standard status
Active
Size
9,660 SF
Property subtype
Retail
Net Operating Income
$173,880
Building Details
Building Size
9,660 SF
Year Built
2006
Listing Agency:
Faris Lee Investments
(949) 633-2538
Listed By:
Hunter Steffien · License #CalDRE #02036521
(949) 633-2538
Source:
Farislee
Added: Nov 25, 2025
Changed: Aug 8
Last Checked: Aug 15 at 4:39AM
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 Faris Lee Investments
Investment Insights
Based on property information with market context.
This property, located at 52152 Cesar Chavez Street in Coachella, California, is leased to the Mexican American Opportunity Foundation (M.A.O.F.). The property is under a new 10-year NNN lease that includes 3% annual rent increases and a single 10-year extension option. M.A.O.F. is a large California nonprofit organization that provides early education, childcare, and workforce training to over 125,000 individuals each year. The organization operates 40 locations across seven counties in Southern California. With a 60-year track record and a mission-critical use, M.A.O.F. represents a financially sound, recession-resilient tenant offering essential community services. The property is positioned along Cesar Chavez Street, Coachella’s main retail and civic corridor, less than one mile from Highway 111 and minutes from Interstate 10. The surrounding trade area has a population exceeding 100,000 residents within five miles, with a projected increase of 14 percent over the next decade. Average household income surpasses $95,000. Several major residential developments are underway, including La Entrada (7,800 units), Coachella Village (352 units), and the Tripoli Mixed-Use Project (108 units plus retail). The property size is 9,660 square feet.
Key Highlights
- Corporate‑guaranteed, long‑term NNN lease with Mexican American Opportunity Foundation (M.A.O.F.).
- Brand‑new 10‑year NNN lease with 3% annual rent increases** and a 10‑year option.
- Located on Coachella's main retail corridor, Cesar Chavez Street.
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
$138,464
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
4.78%
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%
$2,769,280
$2.8M
Cap Rate 7%
$1,978,057
$2.0M
Cap Rate 9%
$1,538,489
$1.5M
Market Conditions
NOI Build-Up for 9,660 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
$208.7K $21.60/SF
− Vacancy
−$10.9K −$1.12/SF
EGI
$197.8K $20.48/SF
− OpEx
−$59.3K −$6.14/SF
NOI
$138.5K $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%
$2,769,280
Cap Rate 7%
$1,978,057
Cap Rate 9%
$1,538,489
Alternative Uses
Best Use
Retail
$1.98M
$1.73M – $2.31M
NOI $138,464 @ 7.0% cap · market cap 4.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.89M
$2.53M – $3.38M
NOI $202,578 @ 7.0% cap · market cap 6.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
743
Businesses Nearby
248k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 40%
Groceries 35%
Shops & Services 21%
Apparel 3%
Cardenas Market
Groceries
43,219 visits/mo
0.2 miles
Smart & Final
Groceries
27,243 visits/mo
0.3 miles
Starbucks
Dining
24,644 visits/mo
0.1 miles
McDonald's
Dining
23,566 visits/mo
0.1 miles
Dollar Tree
Shops & Services
20,943 visits/mo
0.3 miles
Demographics for 92236, CA
42,220
Population
12,629
Households
3.3
Avg Household Size
29
Median Age
6%
College-Educated
57%
High-School Grad
61.9 sq mi
ZIP Area
682
Density / Sq Mi
$67,235
Median Household Income
$35,117
Median Earnings
$1,113
Median Rent
$342,500
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?
Storefront property - Corporate-guaranteed, long-term NNN investment property in Coachella, California.
Where is this storefront property located?
The property is located at 52152 Cesar Chavez St Coachella, CA.
What is the asking price?
The asking price for this property is $2,898,000.
What are key features of this property?
This property features: Corporate‑guaranteed, long‑term NNN lease with Mexican American Opportunity Foundation (M.A.O.F.).; Brand‑new 10‑year NNN lease with 3% annual rent increases** and a 10‑year option.; Located on Coachella's main retail corridor, Cesar Chavez Street.
