Mixed-Use Commerce
For Sale
Contact for pricing
81-077 Indio Blvd., Indio, CA 92203
Fully occupied commercial property with gated parking, updated paint, and new HVAC systems.
Property Size23,617 SF
Price / SF$230.55
Days on Market45
Property Features for 81-077 Indio Blvd.
General Information
Standard status
Active
Size
23,617 SF
Class
A
Property subtype
Office, Industrial, Mixed Use
Zoning
Industrial Park
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$340,546
Building Details
Year Built
2007
Buildings
1
Units
5
Tenancy
Multi
Listing Agency:
Lee & Associates - Riverside
Listed By:
Polo Doria · License #CA 00880756
Source:
Crexi
Added: Jul 18
Changed: Aug 30
Last Checked: Aug 30 at 11:04PM
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 Lee & Associates - Riverside
Investment Insights
Based on property information with market context.
The property comprises a 23,617-square-foot mixed-use building on 1.87 acres at 81-077 Indio Blvd. in Indio, California. Constructed in 2007, the building is fully occupied and includes gated, secure parking, new paint, and new HVAC systems. Government tenants account for 41% of occupancy, while long-term leases are in place across the property.
The site is zoned Industrial Park and offers a commercial setting in Indio. The property is described as debt-free and clear, providing an established occupancy profile and documented tenant composition for buyers evaluating the asset.
The site is zoned Industrial Park and offers a commercial setting in Indio. The property is described as debt-free and clear, providing an established occupancy profile and documented tenant composition for buyers evaluating the asset.
Key Highlights
- 23,617 SF mixed‑use building on 1.87 acres
- 100% occupancy with long‑term leases in place
- Government tenants represent 41% of 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
$371,062
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
6.81%
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%
$7,421,240
$7.4M
Cap Rate 7%
$5,300,886
$5.3M
Cap Rate 9%
$4,122,911
$4.1M
Market Conditions
NOI Build-Up for 23,617 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
$541.3K $22.92/SF
− Vacancy
−$46.6K −$1.97/SF
EGI
$494.7K $20.95/SF
− OpEx
−$123.7K −$5.24/SF
NOI
$371.1K $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%
$7,421,240
Cap Rate 7%
$5,300,886
Cap Rate 9%
$4,122,911
Alternative Uses
Best Use
Office B
$5.30M
$4.64M – $6.18M
NOI $371,062 @ 7.0% cap · market cap 6.81%
Second Best
Mixed Use
$3.13M
$2.73M – $3.65M
NOI $218,752 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$7.08M
$6.19M – $8.25M
NOI $495,268 @ 7.0% cap · market cap 9.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
829
Businesses Nearby
Explore this area
Business Placement
Demographics for 92203, CA
31,366
Population
14,750
Households
2.1
Avg Household Size
42
Median Age
34%
College-Educated
89%
High-School Grad
18.5 sq mi
ZIP Area
1,695
Density / Sq Mi
$97,969
Median Household Income
$47,013
Median Earnings
$1,990
Median Rent
$496,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully occupied commercial property with gated parking, updated paint, and new HVAC systems.
Where is this mixed-use property located?
The property is located at 81-077 Indio Blvd. Indio, CA.
What is the asking price?
The asking price for this property is $5,445,000.
What are key features of this property?
This property features: 23,617 SF mixed‑use building on 1.87 acres; 100% occupancy with long‑term leases in place; Government tenants represent 41% of occupancy
