Commercial properties often reach the market before the next chapter of a local economy becomes visible.
A warehouse complex offered with substantial vacancy can signal both leasing pressure and confidence in future industrial demand. A specialized medical building can reveal where health care providers are expanding, consolidating or seeking new locations. A working farm marketed partly for redevelopment can bring the region’s agricultural past into direct contact with its urban future.
This week’s What’s For Sale is dominated by those kinds of transitional assets.
The five listings include a 93,815-square-foot industrial and commercial complex near Interstate 10 in North Palm Springs, a former radiation oncology facility in Palm Desert, a fully leased retail property that was rehabilitated as Downtown Indio began its latest revival, a 35.56-acre date farm in Coachella and a freeway-oriented industrial development site at Jefferson Street in Indio.
Three of the five are in the eastern Coachella Valley. Two are positioned directly around Interstate 10. Most are not being marketed primarily for a published cap rate. Their value depends instead on lease-up, owner-user demand, specialized improvements, operating expertise, development approvals or future land use.
That distinction matters. These are not simply passive investments waiting for a new landlord. Each property asks a buyer to make a judgment about where Greater Palm Springs is headed and what kind of businesses will occupy its next generation of commercial space.
North Palm Springs | Industrial and Commercial | North Village Center
Address: 19345-19465 North Indian Canyon Drive, Palm Springs, CA 92258
Offering: A three-building, multi-tenant industrial and commercial complex totaling approximately 93,815 square feet on 7.93 acres. The property is available for sale or lease.
Asking Price: $11 million, or approximately $117 per square foot
Cap Rate: Not published
Listing Agents: Susan Harvey and Emily Harvey, Desert Pacific Properties
North Village Center sits just north of Interstate 10 at Indian Canyon Drive, where the northern edge of Palm Springs has increasingly become a logistics, warehouse and service-business district.
The complex contains three buildings constructed between 1982 and 1990. Its tenants include Harley-Davidson Motorcycles, EagleRider Motorcycle Rentals & Tours, Desert View Mirror & Glass and Precision Patios, according to broker materials.
The property offers approximately 513 feet of frontage on Indian Canyon Drive and includes about 223 automobile parking spaces, plus eight motorcycle spaces. Its H-C, or Highway Commercial, zoning is paired with an industrial designation in the general plan.
The current lease offering ranges from small spaces of approximately 726 square feet to contiguous blocks as large as 6,508 square feet. Broker materials show a total of approximately 34,840 square feet available, equal to about 37 percent of the complex.
That vacancy is central to the investment story.
A buyer would acquire in-place tenants and a recognizable collection of motorcycle, construction and service businesses, but would also take on a meaningful lease-up assignment. The property is being marketed as flexible small- and mid-bay space, a product type that can serve contractors, distributors, repair businesses, showroom users and local companies that do not need a full-scale distribution building.
Its location gives the offering a broader regional angle. Broker materials place North Village Center less than a mile from Amazon’s 650,000-square-foot distribution facility and near FedEx Ground. Interstate 10 carries approximately 89,000 vehicles per day at Indian Canyon Drive, while the surface street itself carries more than 17,000 vehicles, according to the offering.
Market Intel: North Village Center offers a relatively low acquisition basis for nearly 94,000 square feet of improved commercial space, but the lack of a published cap rate means buyers will need to focus closely on the rent roll, operating expenses and cost of filling the available units. Roughly 37 percent of the property is being marketed for lease, creating income upside if demand materializes, but also exposing an investor to tenant-improvement costs, commissions and carrying expenses. The larger economic question is whether the logistics activity around Amazon, FedEx and Interstate 10 will translate into sustained demand for older, smaller industrial bays.
Coachella | Agriculture and Development | Leja Farms
Address: 52500 Van Buren Street, Coachella, CA 92236
Offering: A 35.56-acre, income-producing date farm and processing operation consisting of three contiguous parcels, agricultural infrastructure, two leased residences and a groundskeeper’s home.
Asking Price: $8 million
Cap Rate: Not applicable. No complete farm NOI or property-level cap rate is published.
Listing Agents: Kate Rust, Meade Commercial
Leja Farms is both an agricultural operation and a long-term land play.
The family-owned farm, which the public listing says has operated since 1960, contains approximately 1,180 date palms and produces an estimated 275,000 to 300,000 pounds annually. Varieties identified in the offering include Deglet Noor, Medjool, Barhi and Honey dates.
The Coachella Valley is the leading date-producing region in the United States. University of California Cooperative Extension has estimated that the valley accounts for nearly 95 percent of the national crop, making date production not only an agricultural business but also part of the region’s economic and cultural identity.
Leja Farms includes a 10,394-square-foot packing facility with an approximately 1,966-square-foot mezzanine, a secondary warehouse of about 4,800 square feet, freezer and cold-storage facilities, hydration and fumigation areas, container storage and a fenced work yard.
The agricultural infrastructure includes an irrigation system, a paid solar-power installation, a private well described as capable of producing approximately 600 gallons per minute and Imperial Irrigation District canal-water rights.
Two larger residences on the property are leased month to month at a combined $6,500 per month, according to the offering. A separate groundskeeper’s residence is also included.
The farm sits at Avenue 52 and Van Buren Street, near existing housing, Bagdouma Park, the Empire Polo Club, the festival grounds and other sports and entertainment destinations in the eastern valley. It is also within a designated Opportunity Zone.
Its redevelopment potential is a major part of the marketing pitch, but the available documents contain a zoning inconsistency. The broker brochure describes General Neighborhood and General Commercial zoning. The current LoopNet listing describes General Commercial and Residential Multiple Family zoning. Those classifications may apply differently across the three parcels or reflect an updated designation, but they should be verified directly with the City of Coachella.
Market Intel: Leja Farms combines three assets that are rarely offered together: productive agricultural land, a date-processing operation and urban redevelopment potential. Its value cannot be measured from the asking price alone. A buyer must evaluate crop income, operating costs, tree condition, water reliability, well performance, canal rights, processing equipment and residential rent. A development buyer will focus instead on zoning, density, utility capacity and entitlement timing. The farm’s most valuable feature may ultimately be its water and infrastructure, but those rights and systems require specialized due diligence. Opportunity Zone status may also have tax implications, although federal rules and deadlines are time-sensitive and should be reviewed with qualified tax counsel.
Palm Desert | Medical Office | Former Radiation Oncology Facility
Address: 77840 Flora Road, Palm Desert, CA 92211
Offering: A freestanding, single-story medical building totaling approximately 6,963 square feet on 2.34 acres. The property is marketed for medical, dental, veterinary or other owner-user occupancy.
Asking Price: $1,995,000, or approximately $286.51 per square foot
Cap Rate: Not published
Listing Agents: Bryan McKenney and Kellie Hill Galligan, MedWest Realty
The Flora Road property is smaller than the other improved assets in this week’s column, but its specialized interior may make it one of the most difficult to replace.
Built in 2006 as a radiation oncology center, the building includes a radiation vault designed for a linear accelerator, a CT room, reading room, procedure and examination rooms, patient changing areas, staff offices, physician offices, reception space and administrative areas.
It also has a covered porte-cochere for patient drop-off and 47 parking spaces, an unusually generous ratio for a building of fewer than 7,000 square feet.
The building sits north of Interstate 10, near Washington Street and directly across from the Del Webb Sun City Palm Desert community. Eisenhower Health’s North Palm Desert facilities are also nearby. That location places the property close to a substantial population of older residents, one of the strongest demand bases for medical care in the valley.
The property’s second-generation medical configuration may allow an oncology, imaging or specialty practice to avoid some of the time and cost associated with constructing a comparable facility from a conventional office shell. The radiation vault, in particular, represents an improvement that is expensive and technically difficult to reproduce.
Market Intel: This is primarily an owner-user opportunity rather than a conventional income-property sale. No current lease income or cap rate is being advertised. For the right medical operator, the existing radiation oncology improvements could deliver substantial savings and accelerate occupancy. For a buyer with a different use, those same improvements could create demolition or conversion costs. The large land area and parking field add flexibility, but zoning, permitted medical uses and the future utility of the radiation vault should be examined closely.
Downtown Indio | Retail | Oasis Street Investment
Address: 45145-45151 Oasis Street, Indio, CA 92201
Offering: A fully leased, multi-tenant retail investment consisting of two commercial buildings, four parcels, on-site parking and an additional multifamily-zoned lot at the rear.
Asking Price: $4 million, or approximately $190.48 per square foot based on the LoopNet building area
Cap Rate: Not published
Listing Agent: Adam Gilbert, The Firm at Keller Williams Coachella Valley
The Oasis Street listing is one of the few properties in this week’s group marketed as a fully occupied investment.
LoopNet identifies the property as a 21,000-square-foot NNN retail asset on approximately 0.86 acres, with 50 parking spaces and 165 feet of Oasis Street frontage. The listing says the property is 100 percent leased and includes partial assumable financing.
Ownership’s separate property page describes two buildings totaling approximately 22,650 square feet, a difference of 1,650 square feet from the LoopNet figure. Buyers should establish the verified rentable area before calculating the property’s actual price per square foot or evaluating lease income.
The ownership page identifies Culture Cannabis as an anchor, with The Place and Saguaro Coffee among the additional tenants. It also describes the property as having undergone a substantial rehabilitation after sitting vacant and neglected for more than two decades.
That history makes the offering a notable marker for Downtown Indio.
The property was repositioned as the city moved forward with major investments in the downtown district, including Center Stage, a new library, a new City Hall and Civic Center campus, and other public improvements. College of the Desert Indio Campus, the Riverside County courthouse, the Indio Performing Arts Center and several residential and mixed-use projects also contribute to the downtown customer base.
The offering includes four separate assessor parcels and an additional rear lot zoned for multifamily development, giving a buyer potential options beyond the existing retail income.
Market Intel: Oasis Street is a test of whether Downtown Indio’s public and private investment is now translating into higher values for stabilized commercial property. The building is fully leased and offers a development component, but no cap rate or net operating income is published. Investors will need to review the rent roll, tenant credit, lease expiration schedule, assumable debt terms and the revenue concentration created by the cannabis tenant. The conflicting building-size figures also matter. At this price, even a modest difference in verified rentable area changes the per-square-foot valuation.
Indio | Industrial Land | Jefferson Street at Interstate 10
Address: 80510 Indio Boulevard, Indio, CA 92201
Offering: A 2.51-acre convenience-store or service-station pad offered within a broader industrial and flex development opportunity at Jefferson Street and Interstate 10. Broker materials also market an approximately 9.19-acre site approved for six buildings totaling about 74,070 square feet.
Asking Price: $2.3 million for the separately listed pad. The broader 9.19-acre industrial and flex site is marketed at $5.999 million.
Cap Rate: Not applicable
Listing Agent: Troy Kudlac, KUD Properties
Few commercial sites in the valley have more direct freeway exposure than the Jefferson Street offering.
The online listing covers a 2.51-acre parcel marketed for a convenience store, fuel station or service-station use. The broker brochure describes the pad as approximately 2.45 acres and envisions a building of roughly 5,000 square feet. The acreage difference should be clarified through a survey and title review.
The pad is part of a larger development program that includes approximately 9.19 acres of industrial and flex land. The larger site has been approved for six buildings totaling about 74,070 square feet, with proposed building sizes ranging from 7,560 to 26,700 square feet.
Marketing materials say off-site improvements have been completed and that the plan includes a retention basin. The site is offered for sale, build-to-suit development, yard use or an owner’s direct construction.
Other features include IID power, freeway pylon-signage availability, a signalized entrance and approximately 2,800 feet of freeway frontage. Traffic is estimated at about 76,000 vehicles per day.
The location sits at a gateway to North Indio, where residential, commercial and industrial growth has continued around Interstate 10. Its visibility could support a fuel or convenience operator, while the adjoining acreage is positioned for contractors, distributors, service companies and other small industrial users.
Market Intel: The value proposition rests on speed and access. Completed off-site work and existing development approvals can remove time and uncertainty from an industrial project, but buyers should verify exactly what has been approved, which fees remain unpaid and whether the plans can be modified without restarting entitlement review. The listing materials present two related but distinct opportunities: the convenience pad and the larger industrial site. Investors should clarify parcel boundaries, shared access, drainage obligations, signage rights and any reciprocal agreements before comparing the prices.
Editor’s Note: All figures are drawn from public listing platforms, ownership websites and broker marketing materials and are subject to change. Prospective buyers, tenants and investors should independently verify pricing, building area, acreage, tenancy, income, zoning, water rights, development approvals, financing terms and availability.
Bob Marra is the CEO/Publisher of GPS Business Insider. He has been studying, writing and giving presentations about business, economic and public affairs news and issues and the local economy in the Greater Palm Springs/Coachella Valley region for more than 20 years.
