Distribution Center with Cold
For Sale
Contact for pricing
82851 Avenue 45, Indio, CA 92201
Industrial facility combines office space with refrigerated storage and multiple loading access points.
Property Size118,641 SF
Price / SF$159
Days on Market66
Property Features for 82851 Avenue 45
General Information
Standard status
Active
Size
118,641 SF
Property subtype
INDUSTRIAL
Warehouse & Industrial
Clear Height
22 ft
Office Build-Out
8,561 SF
Dock-High Doors
11
Drive-In Doors
1
Cold Storage
Yes
Cold Storage Area
60,000 SF
Additional Details
Opportunity Zone
Yes
Listing Agency:
Lee & Associates
(760) 578-5566
Listed By:
Polo Doria, SIOR
(760) 578-5566
Source:
Moodyscre
Added: Jun 29
Changed: Aug 30
Last Checked: Sep 1 at 7:19PM
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 Lee & Associates
Investment Insights
Based on property information with market context.
This 118,641-square-foot distribution facility includes 8,561 square feet of office area and approximately 60,000 square feet of cold storage without freezer space. Clear heights range from 18 feet to 22 feet, supporting a range of distribution and warehouse functions.
Loading infrastructure includes one grade-level door and 11 dock-high doors. The property is located at 82851 Avenue 45 in Indio, California, and is situated within an Opportunity Zone.
Loading infrastructure includes one grade-level door and 11 dock-high doors. The property is located at 82851 Avenue 45 in Indio, California, and is situated within an Opportunity Zone.
Key Highlights
- 118,641 SF distribution facility
- Approximately 60,000 SF of cold storage; no freezer
- 8,561 SF of office space
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
$1,183,031
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
6.23%
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%
$23,660,620
$23.7M
Cap Rate 7%
$16,900,443
$16.9M
Cap Rate 9%
$13,144,789
$13.1M
Market Conditions
NOI Build-Up for 118,641 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
$1.48M $12.48/SF
− Vacancy
−$88.8K −$0.75/SF
EGI
$1.39M $11.73/SF
− OpEx
−$208.8K −$1.76/SF
NOI
$1.18M $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%
$23,660,620
Cap Rate 7%
$16,900,443
Cap Rate 9%
$13,144,789
Alternative Uses
Best Use
Warehouse
$16.90M
$14.79M – $19.72M
NOI $1,183,031 @ 7.0% cap · market cap 6.23%
Second Best
Industrial
$13.92M
$12.18M – $16.24M
NOI $974,261 @ 7.0% cap · market cap 5.13%
Theoretical Best
Office A
$35.54M
$31.10M – $41.47M
NOI $2,487,999 @ 7.0% cap · market cap 13.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22 ft
Clear height
11
Dock-high doors
1
Drive-in doors
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?
Distribution center - Industrial facility combines office space with refrigerated storage and multiple loading access points.
Where is this distribution center located?
The property is located at 82851 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: 118,641 SF distribution facility; Approximately 60,000 SF of cold storage; no freezer; 8,561 SF of office space
