Two-Story Mixed-Use Retail &
For Sale
$1,695,000
Pending
78120 Calle Estado, La Quinta, CA 92253
Commercial Sale, La Quinta, CA
Property Size6,966 SF
Lot Size0.33 Acres
Days on Market49
Property Features for 78120 Calle Estado
General Information
Property type
Commercial Sale
Property subtype
Retail
Subdivision
313 -La Quinta South of HWY 111
Standard status
Pending
APN
770151005
Size
6,966 SF
Lot size
0.33 Acres
Building Details
Year built
1996
Floors in Building
2
Number of units
12
Listing Agency:
Desert Pacific Properties
(760) 360-8200
Listed By:
Paula Turner · License #00702492
(760) 578-6564
Added: Jul 28
Changed: Sep 12
Last Checked: Sep 14 at 5:06AM
MLS# 219150809
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 two-story mixed-use property combines retail and office space within a 6,966-square-foot building completed in 1996. The asset occupies a 0.33-acre site at 78120 Calle Estado and is positioned on a corner in La Quinta Village.
The property is situated in Old Town La Quinta, a pedestrian-oriented commercial district with nearby restaurants, boutiques, galleries, hotels, and community events. Its setting places the building within an active retail and office environment supported by surrounding dining, shopping, and event activity.
The property is situated in Old Town La Quinta, a pedestrian-oriented commercial district with nearby restaurants, boutiques, galleries, hotels, and community events. Its setting places the building within an active retail and office environment supported by surrounding dining, shopping, and event activity.
Key Highlights
- 6,966‑square‑foot two‑story mixed‑use retail and office building
- 0.33‑acre site at 78120 Calle Estado, La Quinta, CA 92253
- Corner location in Old Town La Quinta
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
$99,849
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
5.89%
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%
$1,996,980
$2.0M
Cap Rate 7%
$1,426,414
$1.4M
Cap Rate 9%
$1,109,433
$1.1M
Market Conditions
NOI Build-Up for 6,966 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
$150.5K $21.60/SF
− Vacancy
−$7.8K −$1.12/SF
EGI
$142.6K $20.48/SF
− OpEx
−$42.8K −$6.14/SF
NOI
$99.8K $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%
$1,996,980
Cap Rate 7%
$1,426,414
Cap Rate 9%
$1,109,433
Alternative Uses
Best Use
Retail
$1.43M
$1.25M – $1.66M
NOI $99,849 @ 7.0% cap · market cap 5.89%
Second Best
Mixed Use
$921.8K
$806.5K – $1.08M
NOI $64,523 @ 7.0% cap · market cap 3.81%
Theoretical Best
Office A
$2.09M
$1.83M – $2.43M
NOI $146,083 @ 7.0% cap · market cap 8.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
749
Businesses Nearby
Explore this area
Business Placement
Demographics for 92253, CA
37,422
Population
24,679
Households
1.5
Avg Household Size
52
Median Age
39%
College-Educated
92%
High-School Grad
40.4 sq mi
ZIP Area
926
Density / Sq Mi
$97,397
Median Household Income
$46,416
Median Earnings
$1,741
Median Rent
$612,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner-positioned property near dining, shopping, hotels, and community events in La Quinta Village.
Where is this mixed-use property located?
The property is located at 78120 Calle Estado La Quinta, CA.
What is the asking price?
The asking price for this property is $1,695,000.
What are key features of this property?
This property features: 6,966‑square‑foot two‑story mixed‑use retail and office building; 0.33‑acre site at 78120 Calle Estado, La Quinta, CA 92253; Corner location in Old Town La Quinta
