Cold Storage & Packing
For Sale
$4,200,000
82219 Market St, Indio, CA 92201
COMMERCIAL - Indio, CA
Property Size37,456 SF
Lot Size2.88 Acres
Price / SF$112.13
Days on Market203
Property Features for 82219 Market St
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Open, Parking Lot
Security features
Security
Subdivision
311 - Indio Central
Standard status
Active
APN
611025028
Size
37,456 SF
Lot size
2.88 Acres
Utilities
Utilities
Water Available
Building Details
Year built
1955
Listing Agency:
Desert Pacific Properties
(760) 360-8200
Listed By:
Susan Harvey · License #00957590
(760) 360-8200
Added: Feb 4
Changed: Aug 4
Last Checked: Aug 26 at 2:06PM
MLS# 219142664
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.
A 37,456 SF warehouse cold storage and packing facility on a 2.88-acre site, built in 1955. The property is comprised of two buildings: a 22,856 SF cold storage facility and a 14,600 SF packing facility and office.
The cold storage building includes an office, packing area, electrical canopy, loading dock, three roll-up doors, and a cold storage room. The packing facility includes an office, three restrooms, warehouse space, and six dock-high roll-up doors.
The site is described as being approximately 3/4 mile from the I-10 freeway. The property includes open parking in a parking lot and has water available. It is also noted as being located in a federally qualified Opportunity Zone and currently has neighboring businesses including Caliber Collision, Signature Party Rentals, and Forager.
The cold storage building includes an office, packing area, electrical canopy, loading dock, three roll-up doors, and a cold storage room. The packing facility includes an office, three restrooms, warehouse space, and six dock-high roll-up doors.
The site is described as being approximately 3/4 mile from the I-10 freeway. The property includes open parking in a parking lot and has water available. It is also noted as being located in a federally qualified Opportunity Zone and currently has neighboring businesses including Caliber Collision, Signature Party Rentals, and Forager.
Key Highlights
- 37,456 SF cold storage and packing warehouse on 2.88 acres
- Two buildings: 22,856 SF cold storage and 14,600 SF packing facility with office
- Cold storage building includes loading dock, three roll‑up doors, and cold storage room
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
$373,493
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
8.89%
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%
$7,469,860
$7.5M
Cap Rate 7%
$5,335,614
$5.3M
Cap Rate 9%
$4,149,922
$4.1M
Market Conditions
NOI Build-Up for 37,456 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
$467.5K $12.48/SF
− Vacancy
−$28.0K −$0.75/SF
EGI
$439.4K $11.73/SF
− OpEx
−$65.9K −$1.76/SF
NOI
$373.5K $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%
$7,469,860
Cap Rate 7%
$5,335,614
Cap Rate 9%
$4,149,922
Alternative Uses
Best Use
Warehouse
$5.34M
$4.67M – $6.22M
NOI $373,493 @ 7.0% cap · market cap 8.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$11.22M
$9.82M – $13.09M
NOI $785,483 @ 7.0% cap · market cap 18.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Dock-high doors
3
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
522
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Rocky's Warehouse Storage — 45435 Fargo St, Indio, CA 92201, United States
- A Storage Place — 83050 Avenue 45, Indio, CA 92201
- EasyStreet Garages — 43250 Sunburst St, Indio, CA 92201
- SecurCare Self Storage — 43421 Monroe St, Indio, CA 92201
Frequently Asked Questions
What type of property is this?
Warehouse - Two-building warehouse with cold storage, packing/office space, loading docks, parking lot, and water available.
Where is this warehouse located?
The property is located at 82219 Market St Indio, CA.
What is the asking price?
The asking price for this property is $4,200,000.
What are key features of this property?
This property features: 37,456 SF cold storage and packing warehouse on 2.88 acres; Two buildings: 22,856 SF cold storage and 14,600 SF packing facility with office; Cold storage building includes loading dock, three roll‑up doors, and cold storage room
