5-Unit Retail Shopping
For Sale
Contact for pricing
81765 US HWY 111, Indio, CA 92201
Single-story commercial building with MUC zoning and direct Highway 111 access.
Property Size5,760 SF
Lot Size0.63 Acres
Price / SF$321.01
Days on Market54
Property Features for 81765 US HWY 111
General Information
Standard status
Active
Size
5,760 SF
Class
C
Total Parking Spaces
26
Lot size
0.63 Acres
Property subtype
Retail
Zoning
MUC
Lease Type
NNN
Net Operating Income
$109,010
Additional Details
Anchor Co-Tenants
Desert Medical LLC
Building Details
Year Built
1997
Buildings
1
Stories
1
Units
5
Tenancy
Multi
Construction
wood-frame
Listing Agency:
Meade Commercial
(760) 837-1880
Listed By:
Cameron Rawlings · License #02102158
Source:
Crexi
Added: Jul 9
Changed: Aug 31
Last Checked: Aug 31 at 4:01AM
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 Meade Commercial
Investment Insights
Based on property information with market context.
This single-story, wood-frame retail center contains five units and was constructed in 1997. Desert Medical LLC occupies Suites 2 and 3 under a lease extending through March 31, 2032. Other occupants include Private Club Barber, Corte Hair Salon, and Wonder Nails. The tenancy includes month-to-month arrangements, contractual annual rent increases, and NNN recovery of property expenses.
Set on approximately 0.63 acres in Indio, the property provides 26 on-site parking spaces and direct access to Highway 111. Its MUC, or Mixed Use Commercial, zoning supports a range of future use considerations. The site is positioned along a commercial corridor serving both year-round residents and seasonal visitors, with nearby retail and mixed-use development activity noted in the surrounding area.
Set on approximately 0.63 acres in Indio, the property provides 26 on-site parking spaces and direct access to Highway 111. Its MUC, or Mixed Use Commercial, zoning supports a range of future use considerations. The site is positioned along a commercial corridor serving both year-round residents and seasonal visitors, with nearby retail and mixed-use development activity noted in the surrounding area.
Key Highlights
- Five‑unit retail center with Desert Medical LLC occupying Suites 2 and 3
- Desert Medical LLC lease runs through March 31, 2032
- 1997‑built, single‑story wood‑frame 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
$82,562
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
4.47%
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%
$1,651,240
$1.7M
Cap Rate 7%
$1,179,457
$1.2M
Cap Rate 9%
$917,356
$917.4K
Market Conditions
NOI Build-Up for 5,760 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
$124.4K $21.60/SF
− Vacancy
−$6.5K −$1.12/SF
EGI
$117.9K $20.48/SF
− OpEx
−$35.4K −$6.14/SF
NOI
$82.6K $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%
$1,651,240
Cap Rate 7%
$1,179,457
Cap Rate 9%
$917,356
Alternative Uses
Best Use
Retail
$1.18M
$1.03M – $1.38M
NOI $82,562 @ 7.0% cap · market cap 4.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.73M
$1.51M – $2.01M
NOI $120,792 @ 7.0% cap · market cap 6.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,122
Businesses Nearby
Balanced
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Single-story commercial building with MUC zoning and direct Highway 111 access.
Where is this shopping center located?
The property is located at 81765 US HWY 111 Indio, CA.
What is the asking price?
The asking price for this property is $1,849,000.
What are key features of this property?
This property features: Five‑unit retail center with Desert Medical LLC occupying Suites 2 and 3; Desert Medical LLC lease runs through March 31, 2032; 1997‑built, single‑story wood‑frame building
