Highway 111 Stand-Alone
For Sale
$850,000
73120 California 111, Palm Desert, CA 92260
Stand-alone building fronting Highway 111 with ample parking.
Property Size2,782 SF
Price / SF$305.54
Days on Market259
Property Features for 73120 California 111
General Information
Standard status
Active
Size
2,782 SF
Property subtype
Retail/Office Building
Building Details
Building Size
2,782 SF
Listing Agency:
(760) 218-0103
Listed By:
Fabio Ceresa · License #CalDRE #01304059
(760) 218-0103
Source:
Lee-associates
Added: Nov 26, 2025
Changed: Aug 12
Last Checked: Aug 12 at 4:56AM
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 Fabio Ceresa
Investment Insights
Based on property information with market context.
This stand-alone building, with a size of 2,782 square feet, fronts Highway 111 and is situated on a 10,890 square foot parcel. The property features ample parking and easy access, located near the intersection of Highway 111 and Monterey Avenue. It previously served as a veterinary office, with existing improvements in place.
Key Highlights
- Rare stand‑alone building
- Fronts Highway 111, offering excellent visibility
- Ample parking for customers and staff
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
$43,710
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
5.14%
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%
$874,200
$874.2K
Cap Rate 7%
$624,429
$624.4K
Cap Rate 9%
$485,667
$485.7K
Market Conditions
NOI Build-Up for 2,782 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
$63.8K $22.92/SF
− Vacancy
−$5.5K −$1.97/SF
EGI
$58.3K $20.95/SF
− OpEx
−$14.6K −$5.24/SF
NOI
$43.7K $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%
$874,200
Cap Rate 7%
$624,429
Cap Rate 9%
$485,667
Alternative Uses
Best Use
Office B
$624.4K
$546.4K – $728.5K
NOI $43,710 @ 7.0% cap · market cap 5.14%
Second Best
Retail
$569.7K
$498.5K – $664.6K
NOI $39,877 @ 7.0% cap · market cap 4.69%
Theoretical Best
Office A
$833.4K
$729.3K – $972.4K
NOI $58,341 @ 7.0% cap · market cap 6.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Explore this area
Business Placement
Demographics for 92260, CA
31,641
Population
21,659
Households
1.5
Avg Household Size
57
Median Age
38%
College-Educated
92%
High-School Grad
31.3 sq mi
ZIP Area
1,011
Density / Sq Mi
$72,252
Median Household Income
$41,810
Median Earnings
$1,654
Median Rent
$463,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Stand-alone building fronting Highway 111 with ample parking.
Where is this retail space located?
The property is located at 73120 California 111 Palm Desert, CA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Rare stand‑alone building; Fronts Highway 111, offering excellent visibility; Ample parking for customers and staff
