Heavy Industrial Facility with
For Sale
$3,699,000
81500 Industrial Place Indio, Indio, CA 92201
Secured heavy industrial property with roll-up doors, service space, and on-site gasoline and diesel fueling infrastructure.
Property Size14,520 SF
Lot Size1.24 Acres
Price / SF$254.75
Days on Market48
Property Features for 81500 Industrial Place Indio
General Information
Standard status
Active
Size
14,520 SF
Total Parking Spaces
8
Lot size
1.24 Acres
Zoning
M-H
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Dock-High Doors
2
Drive-In Doors
6
Amenities
true
false
54014
1.24
Building Details
Year Built
1971
Listing Agency:
Desert Elite Properties, Inc
(909) 328-1567
Listed By:
Lorena Tapia · License #01941830
(909) 328-1567
Source:
Rmarealty
Added: Jun 30
Changed: Aug 15
Last Checked: Aug 15 at 3:37AM
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 Elite Properties, Inc
Investment Insights
Based on property information with market context.
This heavy industrial facility is situated on approximately 1.24 acres and includes a 14,520 sq. ft. industrial building designed for mixed operations, storage, and client-facing functions. The building features six roll-up doors and two loading docks, supported by a dedicated mechanic/service area, administrative offices, and reception space. Outside, the site includes a paved extended covered patio area for practical work and staging, along with eight covered parking spaces and ample circulation room for yard use.
The property is fully secured with perimeter walling and three motorized gates, providing controlled access for fleets, contractors, and service businesses. It also offers meaningful operational infrastructure, including an on-site fuel component with a 10,000-gallon gasoline tank and a 1,200-gallon diesel tank. The site is located just minutes from Interstate 10, supporting efficient regional access for transportation and service-oriented users.
Zoned heavy industrial, the property is suited for a range of industrial-oriented operations, including those that benefit from integrated fueling and service support. The facility’s combination of multiple overhead doors, loading capacity, dedicated service space, secured yard, and fuel tanks supports owner-user and fleet-related use cases. Real estate only is offered for sale; equipment, vehicles, and machinery are not included.
The property is fully secured with perimeter walling and three motorized gates, providing controlled access for fleets, contractors, and service businesses. It also offers meaningful operational infrastructure, including an on-site fuel component with a 10,000-gallon gasoline tank and a 1,200-gallon diesel tank. The site is located just minutes from Interstate 10, supporting efficient regional access for transportation and service-oriented users.
Zoned heavy industrial, the property is suited for a range of industrial-oriented operations, including those that benefit from integrated fueling and service support. The facility’s combination of multiple overhead doors, loading capacity, dedicated service space, secured yard, and fuel tanks supports owner-user and fleet-related use cases. Real estate only is offered for sale; equipment, vehicles, and machinery are not included.
Key Highlights
- Heavy industrial‑zoned 1.24‑acre property in Indio with a 14,520 SF industrial facility
- Building includes six roll‑up doors and two loading docks, plus administrative offices and reception space
- Dedicated mechanic/service area and paved extended covered patio with ample yard/circulation space
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
$144,786
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
3.91%
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%
$2,895,720
$2.9M
Cap Rate 7%
$2,068,371
$2.1M
Cap Rate 9%
$1,608,733
$1.6M
Market Conditions
NOI Build-Up for 14,520 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
$181.2K $12.48/SF
− Vacancy
−$10.9K −$0.75/SF
EGI
$170.3K $11.73/SF
− OpEx
−$25.6K −$1.76/SF
NOI
$144.8K $9.97/SF
Area
Riverside County, CA
Vacancy
6.00%
Lease Rate
$12.48 /SF/Yr
Expense Ratio
15.00%
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%
$2,895,720
Cap Rate 7%
$2,068,371
Cap Rate 9%
$1,608,733
Alternative Uses
Best Use
Warehouse
$2.07M
$1.81M – $2.41M
NOI $144,786 @ 7.0% cap · market cap 3.91%
Second Best
Industrial
$1.70M
$1.49M – $1.99M
NOI $119,236 @ 7.0% cap · market cap 3.22%
Theoretical Best
Office A
$4.35M
$3.81M – $5.07M
NOI $304,496 @ 7.0% cap · market cap 8.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Dock-high doors
6
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
414
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92201, CA
66,989
Population
26,241
Households
2.6
Avg Household Size
35
Median Age
16%
College-Educated
70%
High-School Grad
16.2 sq mi
ZIP Area
4,135
Density / Sq Mi
$66,663
Median Household Income
$35,527
Median Earnings
$1,349
Median Rent
$372,800
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Secured heavy industrial property with roll-up doors, service space, and on-site gasoline and diesel fueling infrastructure.
Where is this flex space located?
The property is located at 81500 Industrial Place Indio Indio, CA.
What is the asking price?
The asking price for this property is $3,699,000.
What are key features of this property?
This property features: Heavy industrial‑zoned 1.24‑acre property in Indio with a 14,520 SF industrial facility; Building includes six roll‑up doors and two loading docks, plus administrative offices and reception space; Dedicated mechanic/service area and paved extended covered patio with ample yard/circulation space
