Medical Office Condos on
For Sale
$2,600,000
81893 Dr Carreon Blvd, Indio, CA 92201
COMMERCIAL - Indio, CA
Property Size8,091 SF
Price / SF$321.34
Days on Market939
Property Features for 81893 Dr Carreon Blvd
General Information
Property type
Commercial Sale
Property subtype
Office
Parking features
Parking Lot, Open
Security features
Security
Lot features
Landscaped, Landscaped
Subdivision
314 - Indio South of Hwy 111
Standard status
Active
APN
616168015
Size
8,091 SF
Utilities
Utilities
Water Available
Heating system
Central
Building Details
Year built
1980
Floors in Building
1
Number of units
7
Listing Agency:
Desert Pacific Properties
(760) 360-8200
Listed By:
Susan Harvey · License #00957590
(760) 360-8200
Added: Jan 26, 2024
Changed: Aug 4
Last Checked: Aug 22 at 11:06AM
MLS# 219105961
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 for-sale property is an 8,091 SF medical office building comprised of seven medical office condos. The building is fully leased and described as income-producing.
The property is located on the JFK Memorial Hospital campus along Indio’s medical corridor, with other nearby healthcare uses including Halo Diagnostics, Quest Diagnostics, Kaiser Permanente, LabCorp, and Desert Oasis Healthcare.
The listing notes excellent visibility on Doctor Carreon Blvd.
The property is located on the JFK Memorial Hospital campus along Indio’s medical corridor, with other nearby healthcare uses including Halo Diagnostics, Quest Diagnostics, Kaiser Permanente, LabCorp, and Desert Oasis Healthcare.
The listing notes excellent visibility on Doctor Carreon Blvd.
Key Highlights
- 8,091 SF medical office building with seven medical office condos on the JFK Memorial Hospital campus
- Fully leased and income‑producing medical office condos
- Located on Indio's medical corridor and surrounded by medical facilities including JFK Memorial Hospital, Quest Diagnostics, Kaiser Permanente, LabCorp, and more
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
$127,123
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
4.89%
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%
$2,542,460
$2.5M
Cap Rate 7%
$1,816,043
$1.8M
Cap Rate 9%
$1,412,478
$1.4M
Market Conditions
NOI Build-Up for 8,091 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
$185.4K $22.92/SF
− Vacancy
−$15.9K −$1.97/SF
EGI
$169.5K $20.95/SF
− OpEx
−$42.4K −$5.24/SF
NOI
$127.1K $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%
$2,542,460
Cap Rate 7%
$1,816,043
Cap Rate 9%
$1,412,478
Alternative Uses
Best Use
Office B
$1.82M
$1.59M – $2.12M
NOI $127,123 @ 7.0% cap · market cap 4.89%
Second Best
Healthcare Medical
$1.18M
$1.03M – $1.37M
NOI $82,267 @ 7.0% cap · market cap 3.16%
Theoretical Best
Office A
$2.42M
$2.12M – $2.83M
NOI $169,675 @ 7.0% cap · market cap 6.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Office units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,017
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 Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Dr. Joshua T. Clark, MD — 47111 Monroe St, Indio, CA 92201
Frequently Asked Questions
What type of property is this?
Medical Office Space - Fully leased 8,091 SF medical office condo building with seven suites on the JFK Memorial Hospital campus.
Where is this medical office space located?
The property is located at 81893 Dr Carreon Blvd Indio, CA.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: 8,091 SF medical office building with seven medical office condos on the JFK Memorial Hospital campus; Fully leased and income‑producing medical office condos; Located on Indio's medical corridor and surrounded by medical facilities including JFK Memorial Hospital, Quest Diagnostics, Kaiser Permanente, LabCorp, and more
