Desert Hot Springs Commercial
For Sale
$580,000
66595 Pierson Boulevard, Desert Hot Springs, CA 92240
Two-story commercial building in a prime, central location.
Property Size2,400 SF
Price / SF$241.67
Days on Market132
Property Features for 66595 Pierson Boulevard
General Information
Standard status
Active
Size
2,400 SF
Total Parking Spaces
22
Amenities
Living Quarters
Central, Forced Air, Heat Pump
Alley Access, On Street, Garage, Covered, Concrete, Additional Parking
Other
Building Details
Building Size
2,400 SF
Year Built
1965
Listing Agency:
HomeSmart Professionals
(760) 905-1103
Listed By:
Salvador Hernandez · License #012108
Source:
Evrealestate
Added: Apr 15
Changed: Aug 23
Last Checked: Aug 23 at 5:51AM
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 HomeSmart Professionals
Investment Insights
Based on property information with market context.
Located on Pierson Boulevard in Desert Hot Springs, California, this two-story, 2,400-square-foot commercial building is available for sale. The property is situated approximately 400 feet from Date Palm Drive and the Desert Hot Springs city offices, directly across from a commercial center and adjacent to a bank. Side and rear parking are available. The property is zoned for commercial use and includes gas, water, electricity, and air conditioning. The building is located on the main street, offering high visibility and accessibility. The location is near a variety of shops, municipal offices, and essential services. The surrounding area features wide, two-lane streets and strong transportation connectivity. The building is currently vacant, providing an opportunity for immediate occupation. The location has a walk score of 73, indicating it is very walkable, a bike score of 44, indicating it is somewhat bikeable, and a transit score of 34, indicating some transit options are available.
Key Highlights
- Prime central location on the main street with excellent visibility and accessibility.
- Highly desirable commercial zoning.
- Convenient parking on the side and rear of the property.
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
$34,401
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
5.93%
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%
$688,020
$688.0K
Cap Rate 7%
$491,443
$491.4K
Cap Rate 9%
$382,233
$382.2K
Market Conditions
NOI Build-Up for 2,400 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
$51.8K $21.60/SF
− Vacancy
−$2.7K −$1.12/SF
EGI
$49.1K $20.48/SF
− OpEx
−$14.7K −$6.14/SF
NOI
$34.4K $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%
$688,020
Cap Rate 7%
$491,443
Cap Rate 9%
$382,233
Alternative Uses
Best Use
Retail
$491.4K
$430.0K – $573.4K
NOI $34,401 @ 7.0% cap · market cap 5.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$719.0K
$629.1K – $838.8K
NOI $50,330 @ 7.0% cap · market cap 8.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
558
Businesses Nearby
40k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
ARCO
Shops & Services
12,944 visits/mo
0.4 miles
Dollar General
Shops & Services
9,108 visits/mo
0.3 miles
AutoZone
Shops & Services
6,916 visits/mo
0.4 miles
AMPM
Shops & Services
5,773 visits/mo
0.5 miles
Spectrum
Shops & Services
2,042 visits/mo
0.1 miles
Demographics for 92240, CA
40,920
Population
15,977
Households
2.6
Avg Household Size
34
Median Age
15%
College-Educated
78%
High-School Grad
35.7 sq mi
ZIP Area
1,146
Density / Sq Mi
$51,284
Median Household Income
$32,137
Median Earnings
$1,367
Median Rent
$294,200
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Two-story commercial building in a prime, central location.
Where is this storefront property located?
The property is located at 66595 Pierson Boulevard Desert Hot Springs, CA.
What is the asking price?
The asking price for this property is $580,000.
What are key features of this property?
This property features: Prime central location on the main street with excellent visibility and accessibility.; Highly desirable commercial zoning.; Convenient parking on the side and rear of the property.
