Sign Up Successful!
You now have access to more from Realmo!
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    85985 Vista Del Norte Coachella, CA 92236

    • Land
    For Sale
    View listing
    $849,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 85985 Vista Del Norte

    Property type
    Land

    Description

    This exceptional commercial land parcel, located at 85985 Vista Del Norte, Coachella, CA 92236 (APN 603-121-005), offers a unique investment opportunity. Priced at $849,000, this FEE simple property boasts valuable frontage on Interstate 10, a major thoroughfare with over 55,000 vehicles passing daily. The property also benefits from additional road frontage on Vista Del Norte, placing it within a half-mile of the Dillon Road on/off ramp, ensuring excellent accessibility. Its strategic location near prominent landmarks such as Fantasy Springs Resort Casino and Spotlight 29 Casino, as well as Truck Stops of America and Loves Travel Stops, guarantees high visibility and significant foot traffic. The property's RETAIL MIXED USE zoning allows for diverse development possibilities. Furthermore, the area is experiencing substantial growth, with nearby projects including a 185-lot luxury RV park (currently under construction), two hotels at the intersection of Vista Del Norte and Dillon Road, and a planned development of 100 apartment units and 200 hotel rooms just north of the property. The area also benefits from the significant economic impact of major events such as the Coachella Music and Arts Festival, Stagecoach Music Festival, BNP Paribas Tennis Tournament, and the International Horse Park. Water and sewer services are available on Vista Del Norte; however, buyer verification is recommended. The land value is $86,880 per acre. This property presents a compelling investment opportunity in a rapidly developing area with high growth potential.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Coachella
    County
    Riverside
    State
    California
    Longitude
    -116.159
    Latitude
    33.715

    Comparable in this City

    • Value Estimation by Request
      5.32 Acres

      I-10 Vista Del Norte

      Land • 5.32 Acres
      I-10 Vista Del Norte, Coachella, CA 92236
      View Details
    • Value Estimation by Request
      4.75 Acres

      Avenue 53

      Land • 4.75 Acres
      0 Avenue 53, Coachella, CA 92236
      View Details
    • Value Estimation by Request
      13.40 Acres

      111 Dillon Rd & Hwy

      Land • 13.40 Acres
      111 Dillon Rd & Hwy, Coachella, CA 92236
      View Details
    • Value Estimation by Request
      6.40 Acres

      Harrison St

      Land • 6.40 Acres
      0 Harrison St, Coachella, CA 92236
      View Details
    • Value Estimation by Request
      3.60 Acres

      Dillon Rd

      Land • 3.60 Acres
      0 Dillon Rd, Coachella, CA 92236
      View Details
    • Value Estimation by Request
      20.40 Acres

      111 Hwy

      Land • 20.40 Acres
      111 Hwy, Coachella, CA 92236
      View Details

    Similar Nearby for Sale

    • $995,000
      5.32 Acres

      I-10 Coachella Commercial Land

      Prime 5.32-acre development site
      I-10 Vista Del Norte, Coachella, CA 92236
      View Details
    • $849,000

      Coachella Commercial Land Investment

      High-traffic I-10 frontage, prime location.
      85985 Vista Del Norte, Coachella, CA 92236
      View Details
    • $750,000
      0.85 Acres

      Coachella Commercial Land - $750K

      Prime I-10 Commercial Lot, 0.85 Acres
      0 Vista Del Sur, Coachella, CA 92236
      View Details
    • $1,900,000
      13.40 Acres

      Coachella Industrial Land - $1.9M

      13.4 Acres, M-W Zoning, I-10 Access
      0 Dillon Rd & Hwy 111, Coachella, CA 92236
      View Details
    • $800,000
      4.75 Acres

      Coachella Commercial Land - $800K

      4.75 Acres, Urban Employment Zoning
      0 Avenue 53, Coachella, CA 92236
      View Details
    • $2,500,000
      20.40 Acres

      Coachella Commercial Land - Hwy 111

      20 Acres, Prime Retail Location
      0 Us Highway 111, Coachella, CA 92236
      View Details

    Similar Nearby for Lease

    • $0.06 SF/Yr
      26,136 SF

      Coachella Land with Utilities

      Fenced land with power, water, and easy highway access.
      85220 Avenue 50, Coachella, CA 92236
      View Details
    • Contact for pricing
      1,722,798 SF

      Prime Farm Ground For Rent

      Agricultural land available for rent with first year free.
      59059 Jackson St, Coachella, CA 92236
      View Details
    • Contact for pricing
      5,494 SF

      Coachella Retail Center - For Lease

      Prime Retail Space, 5,494 SF Available
      49978 Harrison St, Coachella, CA 92236
      View Details
    • $1,665 /Mo

      Downtown Coachella Retail Spaces Available

      New construction retail spaces in downtown Coachella's revitalization area.
      51392 Cesar Chavez St, Coachella, CA 92236
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    85985 Vista Del Norte
    Coachella, CA 92236
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.