Multi-Tenant Retail Office
For Sale
Contact for pricing
82674-82690 Highway 111, Indio, CA 92201
Two-building multi-tenant retail and office property at the corner of Oasis Street and Highway 111 in Indio, CA.
Property Size3,169 SF
Lot Size0.32 Acres
Price / SF$197.22
Days on Market127
Property Features for 82674-82690 Highway 111
General Information
Standard status
Active
Size
3,169 SF
Lot size
0.32 Acres
Property subtype
Retail, Office
Zoning
C2, Indio
Investment Type
Value Add
Net Operating Income
$34,381
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1960
Buildings
2
Tenancy
Multi
Listing Agency:
Voit Real Estate Services San Diego
Listed By:
Spencer Kerrigan · License #CA 01921490
(858) 453-0505
Source:
Crexi
Added: May 2
Changed: Sep 4
Last Checked: Sep 4 at 1:49PM
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 Voit Real Estate Services San Diego
Investment Insights
Based on property information with market context.
This two-building, multi-tenant retail property includes a multi-tenant office/retail building of approximately 2,831 square feet and a freestanding retail building of approximately 338 square feet, all on approximately 13,939 square feet of land. The ownership includes month-to-month leases with two vacant units currently available.
The buildings are situated at the hard corner of Oasis Street and Highway 111 in Indio, California, providing a prominent retail presence along Highway 111.
The offering combines multiple income-producing units with near-term leasing flexibility due to the two vacancies, supported by the property’s existing office/retail configuration across the two buildings.
The buildings are situated at the hard corner of Oasis Street and Highway 111 in Indio, California, providing a prominent retail presence along Highway 111.
The offering combines multiple income-producing units with near-term leasing flexibility due to the two vacancies, supported by the property’s existing office/retail configuration across the two buildings.
Key Highlights
- Two‑building multi‑tenant retail/office property on the hard corner of Oasis St and Hwy 111 in Indio, CA
- Approximately 2,831 SF multi‑tenant office/retail building plus an additional freestanding retail building of approximately 338 SF
- About 13,939 SF of land total with a two‑building layout
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
$49,790
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
7.97%
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%
$995,800
$995.8K
Cap Rate 7%
$711,286
$711.3K
Cap Rate 9%
$553,222
$553.2K
Market Conditions
NOI Build-Up for 3,169 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
$72.6K $22.92/SF
− Vacancy
−$6.2K −$1.97/SF
EGI
$66.4K $20.95/SF
− OpEx
−$16.6K −$5.24/SF
NOI
$49.8K $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%
$995,800
Cap Rate 7%
$711,286
Cap Rate 9%
$553,222
Alternative Uses
Best Use
Office B
$711.3K
$622.4K – $829.8K
NOI $49,790 @ 7.0% cap · market cap 7.97%
Second Best
Retail
$648.9K
$567.8K – $757.1K
NOI $45,424 @ 7.0% cap · market cap 7.27%
Theoretical Best
Office A
$949.4K
$830.7K – $1.11M
NOI $66,457 @ 7.0% cap · market cap 10.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,158
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Two-building multi-tenant retail and office property at the corner of Oasis Street and Highway 111 in Indio, CA.
Where is this office units located?
The property is located at 82674-82690 Highway 111 Indio, CA.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Two‑building multi‑tenant retail/office property on the hard corner of Oasis St and Hwy 111 in Indio, CA; Approximately 2,831 SF multi‑tenant office/retail building plus an additional freestanding retail building of approximately 338 SF; About 13,939 SF of land total with a two‑building layout
