Renovated Triplex with
For Sale
$899,000
68870 Los Gatos Rd, Cathedral City, CA 92234
Three-unit residential property with two attached ADUs, a four-bedroom main home, and ample parking.
Property Size3,533 SF
Price / SF$254.46
Days on Market159
Property Features for 68870 Los Gatos Rd
General Information
Standard status
Active
Size
3,533 SF
Property subtype
Residential Income
Units
Unit Mix
1 x 4BR, 1 x 2BR/1BA, 1 x 1BR/2BA
Multifamily Units
3
Amenities
pool
Listing Agency:
Compass
(626) 354-0443
Listed By:
Christopher Ryder · License #02007962
(626) 354-0443
Source:
Exprealty
Added: Mar 24
Changed: Aug 29
Last Checked: Aug 29 at 3:48PM
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 Compass
Investment Insights
Based on property information with market context.
This renovated triplex combines a four-bedroom pool home with two newly constructed attached accessory dwelling units. The ADUs include a 2 bedroom/1 bath unit measuring 712 sqft and a 1 bedroom/2 bath unit measuring 500 sqft. The property totals 3,533 square feet and includes substantial parking for multiple occupants on a large lot.
Located at 68870 Los Gatos Rd in Cathedral City, the property is within a 10-minute drive of downtown Palm Springs and 15 minutes from Rancho Mirage or Palm Desert. The three-unit configuration provides a residential layout with separate attached living spaces and a private pool amenity.
Located at 68870 Los Gatos Rd in Cathedral City, the property is within a 10-minute drive of downtown Palm Springs and 15 minutes from Rancho Mirage or Palm Desert. The three-unit configuration provides a residential layout with separate attached living spaces and a private pool amenity.
Key Highlights
- Three‑unit property with renovated 4‑bedroom pool home
- Two newly constructed attached ADUs
- 2 bedroom/1 bath ADU with 712 sqft
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
$62,075
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
6.90%
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%
$1,241,500
$1.2M
Cap Rate 7%
$886,786
$886.8K
Cap Rate 9%
$689,722
$689.7K
Market Conditions
NOI Build-Up for 3,533 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
$90.3K $25.56/SF
− Vacancy
−$1.6K −$0.46/SF
EGI
$88.7K $25.10/SF
− OpEx
−$26.6K −$7.53/SF
NOI
$62.1K $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%
$1,241,500
Cap Rate 7%
$886,786
Cap Rate 9%
$689,722
Alternative Uses
Best Use
Multifamily LT 5
$886.8K
$775.9K – $1.03M
NOI $62,075 @ 7.0% cap · market cap 6.90%
Second Best
Apartment 5plus
$817.0K
$714.8K – $953.1K
NOI $57,187 @ 7.0% cap · market cap 6.36%
Theoretical Best
Office A
$1.06M
$926.1K – $1.23M
NOI $74,090 @ 7.0% cap · market cap 8.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
194
Businesses Nearby
Explore this area
Business Placement
Demographics for 92234, CA
51,509
Population
23,114
Households
2.2
Avg Household Size
42
Median Age
26%
College-Educated
81%
High-School Grad
14.8 sq mi
ZIP Area
3,480
Density / Sq Mi
$67,031
Median Household Income
$34,895
Median Earnings
$1,554
Median Rent
$420,700
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?
Triplex - Three-unit residential property with two attached ADUs, a four-bedroom main home, and ample parking.
Where is this triplex located?
The property is located at 68870 Los Gatos Rd Cathedral City, CA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Three‑unit property with renovated 4‑bedroom pool home; Two newly constructed attached ADUs; 2 bedroom/1 bath ADU with 712 sqft
