Medical Office Condos For
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81893 Dr Carreon Blvd, Indio, CA 92201
8,091 SF medical office condos on hospital campus for sale.
Property Size8,091 SF
Price / SF$321.34
Days on Market949
Property Features for 81893 Dr Carreon Blvd
General Information
Standard status
Active
Size
8,091 SF
Class
B
Property subtype
Office
Zoning
MUN (Mixed Use Neighborhood)
Occupancy
100%
Lease Type
NNN
Building Details
Year Built
1980
Buildings
1
Stories
1
Units
7
Tenancy
Multi
Listing Agency:
Desert Pacific Properties
Listed By:
Emily Harvey · License #02229612
(760) 360-8200
Source:
Crexi
Added: Jan 27, 2024
Changed: Aug 19
Last Checked: Sep 1 at 8:32AM
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 Desert Pacific Properties
Investment Insights
Based on property information with market context.
This 8,091 square foot building, comprised of seven medical office condos, is available for purchase. The property is fully leased and income-producing. It is situated on the JFK Memorial Hospital campus within Indio's medical corridor. The location offers visibility on Doctor Carreon Boulevard and is surrounded by other medical facilities, including JFK Memorial Hospital, Halo Diagnostics, Quest Diagnostics, Kaiser Permanente, LabCorp, and Desert Oasis Healthcare. This property is located in a commercial real estate area and is suitable for medical office space.
Key Highlights
- Located on JFK Memorial Hospital campus
- Fully leased and income‑producing
- 8,091 SF building consisting of seven medical office condos
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
Current Use
Location Intelligence
Trade Area within ½ mile
420
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
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Frequently Asked Questions
What type of property is this?
Medical Office Space - 8,091 SF medical office condos on hospital campus for sale.
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: Located on JFK Memorial Hospital campus; Fully leased and income‑producing; 8,091 SF building consisting of seven medical office condos
