Duplex with Detached
New
For Sale
$379,000
61750 Desert Air Rd, Joshua Tree, CA 92252
Two separate residences offer private yards, individual electric meters, and flexible owner-occupant or rental arrangements.
Property Size1,158 SF
Price / SF$327.29
Days on Market2
Property Features for 61750 Desert Air Rd
General Information
Standard status
Active
Size
1,158 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/1BA, 1 x studio/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
indoor laundry
covered porch
mature shade tree
covered patio
mini-split
private fenced yard
spa hookup
Building Details
Year Built
1945
Buildings
2
Listing Agency:
Beycome Brokerage Realty Inc.
(702) 763-2222
Listed By:
Jeffrey Sklar · License #C146068
Source:
Kwcoachellavalley
Added: Aug 30
Changed: Aug 31
Last Checked: Aug 31 at 9:29AM
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 Beycome Brokerage Realty Inc.
Investment Insights
Based on property information with market context.
This duplex property comprises two detached residences on one parcel and will be delivered vacant. The front home includes 2 bedrooms, 1 bath, approximately 870 square feet, indoor laundry, a covered porch, a mature shade tree, and a recently installed roof. A remodeled rear studio casita adds approximately 288 square feet with a kitchen, full bath, mini-split system, and covered patio. Each residence has its own fenced yard, while the property also provides separate electric meters, shared water, and a spa hookup.
The property is within walking distance of Joshua Tree Village, restaurants, shops, and the National Park Visitor Center. The two-home configuration supports flexible occupancy, including living in one residence while using the other for income, subject to applicable requirements.
The property is within walking distance of Joshua Tree Village, restaurants, shops, and the National Park Visitor Center. The two-home configuration supports flexible occupancy, including living in one residence while using the other for income, subject to applicable requirements.
Key Highlights
- Two detached homes on one parcel, delivered vacant
- Front home: 2 beds, 1 bath, approx. 870 sq ft
- Remodeled rear studio casita with kitchen, full bath, and mini‑split
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
$11,809
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
3.12%
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%
$236,180
$236.2K
Cap Rate 7%
$168,700
$168.7K
Cap Rate 9%
$131,211
$131.2K
Market Conditions
NOI Build-Up for 1,158 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
$17.9K $15.48/SF
− Vacancy
−$1.1K −$0.91/SF
EGI
$16.9K $14.57/SF
− OpEx
−$5.1K −$4.37/SF
NOI
$11.8K $10.20/SF
Area
San Bernardino County, CA
Vacancy
5.89%
Lease Rate
$15.48 /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%
$236,180
Cap Rate 7%
$168,700
Cap Rate 9%
$131,211
Alternative Uses
Best Use
Multifamily LT 5
$168.7K
$147.6K – $196.8K
NOI $11,809 @ 7.0% cap · market cap 3.12%
Second Best
Apartment 5plus
$146.5K
$128.2K – $170.9K
NOI $10,252 @ 7.0% cap · market cap 2.71%
Theoretical Best
Office A
$244.3K
$213.7K – $285.0K
NOI $17,098 @ 7.0% cap · market cap 4.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
387
Businesses Nearby
Explore this area
Business Placement
Demographics for 92252, CA
8,463
Population
5,201
Households
1.6
Avg Household Size
47
Median Age
25%
College-Educated
90%
High-School Grad
112.3 sq mi
ZIP Area
75
Density / Sq Mi
$62,821
Median Household Income
$40,402
Median Earnings
$1,172
Median Rent
$290,800
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?
Duplex - Two separate residences offer private yards, individual electric meters, and flexible owner-occupant or rental arrangements.
Where is this duplex located?
The property is located at 61750 Desert Air Rd Joshua Tree, CA.
What is the asking price?
The asking price for this property is $379,000.
What are key features of this property?
This property features: Two detached homes on one parcel, delivered vacant; Front home: 2 beds, 1 bath, approx. 870 sq ft; Remodeled rear studio casita with kitchen, full bath, and mini‑split
