Quadplex with Private
New
For Sale
$1,300,000
67780 Arena Blanca Road, Desert Hot Springs, CA 92240
MULTI_FAMILY - Desert Hot Springs, CA
Property Size2,320 SF
Lot Size0.17 Acres
Price / SF$560.34
Days on Market2
Property Features for 67780 Arena Blanca Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 4, Bedroom 3, Bedroom 2, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 5, Bathroom 2, Bathroom 1, Bathroom 3
Parking
10
Parking features
Driveway, Assigned
Pool private
1
Subdivision
340 - Desert Hot Springs
Standard status
Active
APN
642202013
Size
2,320 SF
Lot size
0.17 Acres
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Amenities
swimming pool
courtyard
Building Details
Year built
1977
Floors in Building
1
Number of units
4
Flooring type
Tile
Listing Agency:
HomeSmart
(760) 844-7500
Listed By:
Michael E Valerio · License #01821635
(760) 712-5948
Added: Aug 13
Last Checked: Aug 14 at 3:06AM
MLS# 219151369
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.
This 2,320-square-foot quadplex, built in 1977, contains 5 bedrooms and 5 bathrooms, including a studio-style bedroom with elevated views toward city lights. Interior features include tile flooring, central heating, and central air conditioning. The property also offers a private swimming pool, courtyard, driveway parking, and assigned parking spaces.
The property is located at 67780 Arena Blanca Road in Desert Hot Springs, CA 92240, within Riverside County. Sewer service is provided by a septic tank. The sale includes 6 additional surrounding lots, expanding the overall land component beyond the quadplex itself.
The property is located at 67780 Arena Blanca Road in Desert Hot Springs, CA 92240, within Riverside County. Sewer service is provided by a septic tank. The sale includes 6 additional surrounding lots, expanding the overall land component beyond the quadplex itself.
Key Highlights
- Quadplex with 5 bedrooms and 5 bathrooms
- 2,320 square feet; built in 1977
- Private swimming pool and spacious courtyard
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
$40,762
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
3.14%
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%
$815,240
$815.2K
Cap Rate 7%
$582,314
$582.3K
Cap Rate 9%
$452,911
$452.9K
Market Conditions
NOI Build-Up for 2,320 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
$59.3K $25.56/SF
− Vacancy
−$1.1K −$0.46/SF
EGI
$58.2K $25.10/SF
− OpEx
−$17.5K −$7.53/SF
NOI
$40.8K $17.57/SF
Area
Riverside County, CA
Vacancy
1.80%
Lease Rate
$25.56 /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%
$815,240
Cap Rate 7%
$582,314
Cap Rate 9%
$452,911
Alternative Uses
Best Use
Multifamily LT 5
$582.3K
$509.5K – $679.4K
NOI $40,762 @ 7.0% cap · market cap 3.14%
Second Best
Apartment 5plus
$536.5K
$469.4K – $625.9K
NOI $37,553 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$695.0K
$608.2K – $810.9K
NOI $48,652 @ 7.0% cap · market cap 3.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
130
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Five-bedroom, five-bathroom property with central HVAC, tile flooring, and a private swimming pool.
Where is this quadplex located?
The property is located at 67780 Arena Blanca Road Desert Hot Springs, CA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Quadplex with 5 bedrooms and 5 bathrooms; 2,320 square feet; built in 1977; Private swimming pool and spacious courtyard
