Palm Desert Mixed-Use Remodel
For Sale
Contact for pricing
74330 Alessandro Dr, Palm Desert, CA 92260
Two-story commercial building with approved plans for mixed-use development.
Property Size4,000 SF
Price / SF$299.75
Days on Market279
Property Features for 74330 Alessandro Dr
General Information
Standard status
Active
Size
4,000 SF
Class
B
Total Parking Spaces
11
Property subtype
Mixed Use, Office
Zoning
DE-O
Investment Type
Owner/User
Building Details
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Desert Gate Real Estate, Inc.
(760) 409-5958
Listed By:
Eddie Sanin · License #CA 01362241
Source:
Crexi
Added: Nov 8, 2025
Changed: Aug 13
Last Checked: Aug 13 at 10:34AM
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 Desert Gate Real Estate, Inc.
Investment Insights
Based on property information with market context.
This is a stand-alone two-story commercial building with 4,000 sq. ft. located in Palm Desert, minutes from El Paseo. The property is currently 50% through a full remodel. City-approved plans are included for two live/work units and two professional office units, providing versatile income potential and a desirable mixed-use configuration. The property offers an ideal chance for an investor, developer, or contractor to complete and customize the project. The property is zoned for mixed-use and is suited for owner-occupancy. The location and flexible zoning make this property primed for strong future returns.
Key Highlights
- Prime Palm Desert location, minutes from El Paseo.
- City‑approved plans included for two live/work units and two professional office units.
- 4,000 sq. ft. stand‑alone two‑story commercial building.**
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
$62,847
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
5.24%
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%
$1,256,940
$1.3M
Cap Rate 7%
$897,814
$897.8K
Cap Rate 9%
$698,300
$698.3K
Market Conditions
NOI Build-Up for 4,000 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
$91.7K $22.92/SF
− Vacancy
−$7.9K −$1.97/SF
EGI
$83.8K $20.95/SF
− OpEx
−$20.9K −$5.24/SF
NOI
$62.8K $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%
$1,256,940
Cap Rate 7%
$897,814
Cap Rate 9%
$698,300
Alternative Uses
Best Use
Office B
$897.8K
$785.6K – $1.05M
NOI $62,847 @ 7.0% cap · market cap 5.24%
Second Best
Mixed Use
$529.3K
$463.1K – $617.5K
NOI $37,050 @ 7.0% cap · market cap 3.09%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $83,883 @ 7.0% cap · market cap 7.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,211
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?
Mixed-use property - Two-story commercial building with approved plans for mixed-use development.
Where is this mixed-use property located?
The property is located at 74330 Alessandro Dr Palm Desert, CA.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: Prime Palm Desert location, minutes from El Paseo.; City‑approved plans included for two live/work units and two professional office units.; 4,000 sq. ft. stand‑alone two‑story commercial building.**
