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73255 El Paseo, Palm Desert, CA 92260
Covered on-site parking serves a retail property on Palm Desert’s El Paseo corridor.
Property Size25,590 SF
Price / SF$437.67
Days on Market112
Property Features for 73255 El Paseo
General Information
Standard status
Active
Size
25,590 SF
Class
A
Total Parking Spaces
79
Property subtype
Retail, Mixed Use
Occupancy
90%
Lease Type
NNN
Investment Type
Core+
Net Operating Income
$668,053
Financials
Asking Price
$11,200,000
Cap Rate
6%
Additional Details
Traffic Count
39,462 vehicles/day
Building Details
Year Built
1977
Year Renovated
2017
Units
79
Tenancy
Multi
Listing Agency:
Blvd Real Estate Investment Co
(714) 318-3955
Listed By:
Nick D'Argenzio · License #01434304
Source:
Crexi
Added: May 12
Changed: Aug 30
Last Checked: Aug 30 at 10:19PM
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 Blvd Real Estate Investment Co
Investment Insights
Based on property information with market context.
Located at 73255 El Paseo in Palm Desert, Sage Place is a 25,590-square-foot shopping center built in 1977. The property occupies frontage at the main entrance to the El Paseo retail corridor and includes 79 covered on-site parking spaces. Current occupancy is 90%, with a 6.0% cap rate reported for the asset.
The center is positioned along El Paseo near Hwy 111, where traffic is reported at 39,462 CPD. Estimated pedestrian counts reach 500,000 per year, providing measurable activity around the property’s retail setting. Its address places the asset within the Coachella Valley’s established luxury retail corridor.
The center is positioned along El Paseo near Hwy 111, where traffic is reported at 39,462 CPD. Estimated pedestrian counts reach 500,000 per year, providing measurable activity around the property’s retail setting. Its address places the asset within the Coachella Valley’s established luxury retail corridor.
Key Highlights
- 25,590 SF shopping center at 73255 El Paseo, Palm Desert, CA 92260
- 79 covered on‑site parking spaces
- 90% occupancy
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
$366,801
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
3.28%
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%
$7,336,020
$7.3M
Cap Rate 7%
$5,240,014
$5.2M
Cap Rate 9%
$4,075,567
$4.1M
Market Conditions
NOI Build-Up for 25,590 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
$552.7K $21.60/SF
− Vacancy
−$28.7K −$1.12/SF
EGI
$524.0K $20.48/SF
− OpEx
−$157.2K −$6.14/SF
NOI
$366.8K $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%
$7,336,020
Cap Rate 7%
$5,240,014
Cap Rate 9%
$4,075,567
Alternative Uses
Best Use
Retail
$5.24M
$4.59M – $6.11M
NOI $366,801 @ 7.0% cap · market cap 3.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.67M
$6.71M – $8.94M
NOI $536,643 @ 7.0% cap · market cap 4.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
39,462 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
2,145
Businesses Nearby
273k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 53%
Apparel 21%
Shops & Services 12%
Office Supplies 6%
Buffalo Wild Wings
Dining
21,891 visits/mo
0.4 miles
Tower Mart
Shops & Services
19,304 visits/mo
0.5 miles
Staples
Office Supplies
16,700 visits/mo
0.5 miles
Apple Store
Electronics
15,801 visits/mo
0.2 miles
lululemon athletica
Apparel
15,257 visits/mo
0.2 miles
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 Retail in West region
Questions? Ask Rey
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Similar Off Market Nearby
- The Gardens on El Paseo — 73375 El Paseo Ste J, Palm Desert, CA 92260
- Parking Ramp — Palm Desert, CA 92260
- Palms to Pines West Shopping Center — 72740 El Paseo, Palm Desert, CA 92260
- The Shops on El Paseo — 73-061 El Paseo, Palm Desert, CA 92260
- El Paseo Square — CA-1, Palm Desert, CA 92260
Frequently Asked Questions
What type of property is this?
Shopping center - Covered on-site parking serves a retail property on Palm Desert’s El Paseo corridor.
Where is this shopping center located?
The property is located at 73255 El Paseo Palm Desert, CA.
What is the asking price?
The asking price for this property is $11,200,000.
What are key features of this property?
This property features: 25,590 SF shopping center at 73255 El Paseo, Palm Desert, CA 92260; 79 covered on‑site parking spaces; 90% occupancy
