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    Property profile & analytics

    Nec Jefferson St & Varner Rd Indio, CA 92203

    • Retail properties
    • 165,963 SF
    • 3.81 lot acres
    For Sale
    View listing
    $2,489,454
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Retail properties

    Property Details for 0 Nec Jefferson St & Varner Rd

    Lot size
    3.81 lot acres
    Property size
    165,963 SF
    Property type
    Retail properties
    Property subtype
    Land

    Description

    This exceptional 3.81-acre commercial land parcel is situated at the northeast corner of Jefferson Street and Varner Road in Indio, California (APN: 691-290-035, 691-290-041, 691-290-042). Zoned PMP, it offers significant development opportunities. An approved site plan for retail already exists, and there's potential for multi-family development, with up to 20 units per acre on a potentially expanded 10-12 acre site. The property boasts 165,963 square feet and is listed at $2,489,454, or $15 per square foot. This prime location benefits from its proximity to Del Webb Shadow Hills, a 3,450-home community, and is conveniently located near the main freeway exit for the Coachella and Stagecoach Music Festivals. Furthermore, it's within one mile of Shadow Hills High School, Desert Ridge Middle School, and a new elementary school. The property enjoys impressive traffic counts and is in Indio, the fastest-growing city in the Coachella Valley. Three miles away is the new Coachella Valley Stadium/Arena, which opened in November 2022. This presents a unique investment opportunity with high potential for significant returns. The land value is also $15 per square foot. The property is currently vacant.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Indio
    County
    Riverside
    State
    California
    Longitude
    -116.269
    Latitude
    33.7525

    Comparable in this City

    • Value Estimation by Request
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      79291 Avenue 40

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    • Value Estimation by Request
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      & I-10 Jefferson St

      Land • 3.81 Acres
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    • Value Estimation by Request
      7.42 Acres

      Varner Rd

      Land • 7.42 Acres
      0 Varner Rd, Indio, CA 92203
      View Details
    • Value Estimation
      $7,590,000
      83,658 SF

      42225 Jackson St

      DEPARTMENT STORE • 83,658 SF
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      View Details
    • Value Estimation
      $14,330,000
      173,890 SF

      42625 Jackson St

      DEPARTMENT STORE • 173,890 SF
      42625 Jackson St, Indio, CA 92203-9325
      View Details
    • Value Estimation
      $10,410,000
      102,867 SF

      42100 Jackson St

      DEPARTMENT STORE • 102,867 SF
      42100 Jackson St, Indio, CA 92203-9736
      View Details

    Similar Nearby for Sale

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    Nec Jefferson St & Varner Rd
    Indio, CA 92203
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    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
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