Two-Story Office Building with
For Sale
$580,000
66595 Pierson Boulevard, Desert Hot Springs, CA 92240
COMMERCIAL - Desert Hot Springs, CA
Property Size2,400 SF
Lot Size0.15 Acres
Price / SF$241.67
Days on Market125
Property Features for 66595 Pierson Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
22
Parking features
On Street, Garage, Covered, Alley
Subdivision
340 - Desert Hot Springs
Standard status
Active
APN
641101016
Size
2,400 SF
Lot size
0.15 Acres
Utilities
Heating system
Heat Pump (Heating), Forced Air, Central
Water source
Public
Building Details
Year built
1965
Number of units
1
Building materials
Block
Roof type
Composition
Listing Agency:
HomeSmart
(760) 844-7500
Listed By:
Salvador Hernandez · License #01277108
(760) 409-3614
Added: Apr 12
Changed: Aug 4
Last Checked: Aug 14 at 3:06AM
MLS# 219146460
Copyright © 2026 California Desert Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Two-level commercial office building for sale with approximately 2,400 square feet and existing AC conditions. The property includes parking on the side and at the back of the building and is described as facing a commercial center.
Located at 66595 Pierson Boulevard in Desert Hot Springs, the building is positioned about 400 feet from the date palms and DHS Offices, and it is near a bank with a shopping center across from the property. The listing also notes services available including gas, water, and electricity.
The building is described as currently vacant and suited for owner-user use.
Located at 66595 Pierson Boulevard in Desert Hot Springs, the building is positioned about 400 feet from the date palms and DHS Offices, and it is near a bank with a shopping center across from the property. The listing also notes services available including gas, water, and electricity.
The building is described as currently vacant and suited for owner-user use.
Key Highlights
- 66595 Pierson BLV, Desert Hot Springs, CA commercial building for sale
- 2,400 SF, 2‑level building built in 1965 with block construction
- Forced air / central heating plus heat pump (heating); composition roof
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
$37,708
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
6.50%
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%
$754,160
$754.2K
Cap Rate 7%
$538,686
$538.7K
Cap Rate 9%
$418,978
$419.0K
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
$55.0K $22.92/SF
− Vacancy
−$4.7K −$1.97/SF
EGI
$50.3K $20.95/SF
− OpEx
−$12.6K −$5.24/SF
NOI
$37.7K $15.71/SF
Area
Riverside County, CA
Vacancy
8.60%
Lease Rate
$22.92 /SF/Yr
Expense Ratio
25.00%
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%
$754,160
Cap Rate 7%
$538,686
Cap Rate 9%
$418,978
Alternative Uses
Best Use
Office B
$538.7K
$471.4K – $628.5K
NOI $37,708 @ 7.0% cap · market cap 6.50%
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
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
558
Businesses Nearby
Explore this area
Business Placement
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 Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Two-level office building offering approximately 2,400 SF with parking along the side and rear.
Where is this office building 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: 66595 Pierson BLV, Desert Hot Springs, CA commercial building for sale; 2,400 SF, 2‑level building built in 1965 with block construction; Forced air / central heating plus heat pump (heating); composition roof
