Cold Storage Distribution
For Sale
$18,982,000
82-851 Avenue 45, Indio, CA 92201
Metal-frame and stucco construction supports a multi-component distribution layout in an Opportunity Zone.
Property Size118,641 SF
Price / SF$316.37
Days on Market58
Property Features for 82-851 Avenue 45
General Information
Standard status
Active
Size
118,641 SF
Property subtype
Industrial
Warehouse & Industrial
Cold Storage
Yes
Cold Storage Area
60,000 SF
Additional Details
Opportunity Zone
Yes
Building Details
Building Size
118,641 SF
Construction
Metal, Frame/Stucco
Listing Agency:
(760) 834-6906
Listed By:
Polo Doria, SIOR, GRI · License #CalDRE #00880756
Source:
Lee-associates
Added: Jul 4
Changed: Aug 30
Last Checked: Aug 30 at 4:45AM
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 Polo Doria, SIOR, GRI
Investment Insights
Based on property information with market context.
This refrigerated and cold storage property in Indio, California, contains a 60,000 SF distribution facility built with metal, frame, and stucco construction. The facility does not include freezer space, making its configuration specifically suited to refrigerated storage rather than frozen-product operations.
The project is organized into 11 major components, creating the potential to lease portions separately. The property is located at 82-851 Avenue 45, Indio, CA 92201, and is designated within an Opportunity Zone.
The project is organized into 11 major components, creating the potential to lease portions separately. The property is located at 82-851 Avenue 45, Indio, CA 92201, and is designated within an Opportunity Zone.
Key Highlights
- 60,000 SF refrigerated and cold storage facility
- 11 major components within the project
- No freezer space included
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
$598,291
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
3.15%
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%
$11,965,820
$12.0M
Cap Rate 7%
$8,547,014
$8.5M
Cap Rate 9%
$6,647,678
$6.6M
Market Conditions
NOI Build-Up for 60,000 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
$748.8K $12.48/SF
− Vacancy
−$44.9K −$0.75/SF
EGI
$703.9K $11.73/SF
− OpEx
−$105.6K −$1.76/SF
NOI
$598.3K $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%
$11,965,820
Cap Rate 7%
$8,547,014
Cap Rate 9%
$6,647,678
Alternative Uses
Best Use
Warehouse
$8.55M
$7.48M – $9.97M
NOI $598,291 @ 7.0% cap · market cap 3.15%
Second Best
Industrial
$7.04M
$6.16M – $8.21M
NOI $492,710 @ 7.0% cap · market cap 2.60%
Theoretical Best
Office A
$17.97M
$15.73M – $20.97M
NOI $1,258,249 @ 7.0% cap · market cap 6.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,165
Businesses Nearby
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?
Refrigerated & cold storage - Metal-frame and stucco construction supports a multi-component distribution layout in an Opportunity Zone.
Where is this refrigerated & cold storage located?
The property is located at 82-851 Avenue 45 Indio, CA.
What is the asking price?
The asking price for this property is $18,982,000.
What are key features of this property?
This property features: 60,000 SF refrigerated and cold storage facility; 11 major components within the project; No freezer space included
