Building Details

Year Built 1965

Listing Agency: Amulet Realty Show Phone

Listed By: Victoria Gureyeva · License #01247704 Show Phone

Source: Exitrealty

Added: Sep 17, 2025 Changed: Oct 25 Last Checked: Oct 14 at 10:22PM

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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 Amulet Realty

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Review the available facts, identify missing information and prepare questions for the agent.

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Investment Insights

Based on property information with market context.

This resort-style hospitality property consists of two APNs totaling 7.23 acres, developed with a compound of six commercial buildings. Several structures feature 25'-30' high ceilings and mountain views. Onsite improvements include a large aquatics center with an enormous pool, a restaurant with a fully equipped kitchen, and a gym. The property also includes a former half-way house with 160 rooms for occupancy of 320 people. The remaining components include administrative space and other building improvements used to support the overall operation.

The site is located in close proximity to Cabazon, Morongo, and Palm Springs, and is described as minutes from FWY 10.

For buyers and operators, the configuration supports a hospitality-oriented redevelopment or adaptation, with dedicated spaces for dining, fitness, and aquatic recreation. The layout and building mix may also fit alternative commercial uses such as retail plazas or resort- and hotel-type facilities, based on the seller’s stated plans for possible reuse. Additionally, the seller reports submitted applications for cannabis manufacturing, cultivation, and distribution, which may be relevant to buyers evaluating cannabis-related development paths.

Key Highlights

• 6 commercial buildings on 7.23 acres across 2 APNs, located minutes from FWY 10 near Cabazon, Morongo, and Palm Springs.
• Building heights of 25'-30' with Mountain View's.
• Aquatics center building with enormous pool: 7,200 sq.ft.

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$395,653

Cap Rate

4.68%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$7,913,060 $7.9M

Cap Rate 7%

$5,652,186 $5.7M

Cap Rate 9%

$4,396,144 $4.4M

Is this asking price fair?

Market Conditions

NOI Build-Up for 64,570 SF

Gross rent

$968.6K $15.00/SF

− Vacancy

−$135.6K −$2.10/SF

EGI

$833.0K $12.90/SF

− OpEx

−$437.3K −$6.77/SF

NOI

$395.7K $6.13/SF

Area

Riverside County, CA

Vacancy

14.00%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

52.50%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$7,913,060

Cap Rate 7%

$5,652,186

Cap Rate 9%

$4,396,144

Alternative Uses

Best Use

Specialty Retail

$11.63M

$10.18M – $13.57M (±1% cap)

NOI $814,163 @ 7.0% cap · market cap 9.64%

Second Best

Hotel Hospitality

$5.65M

$4.95M – $6.59M (±1% cap)

NOI $395,653 @ 7.0% cap · market cap 4.68%

Theoretical Best

Office A

$19.34M

$16.93M – $22.57M (±1% cap)

NOI $1,354,086 @ 7.0% cap · market cap 16.02%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

Hotels

Suggested Use

Top Pick Daycare Center Gym & Fitness Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

30 ft

Clear height

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

16

Businesses Nearby

Explore this area Business Placement

Demographics for 92282, CA

1,350

Population

603

Households

2.2

Avg Household Size

42

Median Age

19%

College-Educated

87%

High-School Grad

75.5 sq mi

ZIP Area

18

Density / Sq Mi

$69,271

Median Household Income

$35,969

Median Earnings

$1,197

Median Rent

$272,600

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Frequently Asked Questions

What type of property is this?

Hotel - Multi-building hospitality campus with high ceilings and an aquatics center, suited for resorts, hotels, or mixed-use concepts.

Where is this hotel located?

The property is located at 55860 HAUGEN LEHMAN Way Whitewater, CA.

What is the asking price?

The asking price for this property is $8,450,000.

What are key features of this property?

This property features: 6 commercial buildings on 7.23 acres across 2 APNs, located minutes from FWY 10 near Cabazon, Morongo, and Palm Springs.; Building heights of 25'-30' with Mountain View's.; Aquatics center building with enormous pool: 7,200 sq.ft.