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Coachella Valley Mixed Use Land Opportunity I-10 @ Date Palm Drive & Varner Rd 474 Acres of Commercial Land Online Auction Sale Cathedral City, CA 92234
Matterport 3D Tour
Investment Highlights
- MU-zoned 474-acre site allowing residential and commercial uses, entitled under an Approved Specific Plan, with $4M entitlement costs spent.
- Large-scale development opportunities and potential returns on investment by flexible zoning, strong infrastructure, and Inland Empire convenience.
- Prominent location off Interstate 10 at Date Palm Drive with immediate freeway access and strong visibility to over 186,000 vehicles per day.
- Affluent demographics within 10-mile radius featuring over 86,715 households, $93K average household income, and $603K+ average home values.
Executive Summary
Introducing a prime investment opportunity in the heart of the Coachella Valley. Located on Interstate 10 at the Date Palm Drive interchange in Cathedral City, California, this approximately 474-acre assemblage offers an enviable location for land investors and developers.
Zoned MU (Mixed-Use Urban/Neighborhood District), this site supports a wide range of uses, including single-family, multifamily, live-work, commercial, and industrial. Even big-box industrial uses are allowed. Located within the approved North City Specific Plan, over $4M in entitlement costs have already been invested. Site users have access to the Coachella Valley Water District (CVWD) for water and sewer, Southern California Edison (SCE) for electricity, and Southern California Gas (SoCalGas) for natural gas.
The property offers exceptional visibility and direct access to Interstate 10, with approximately 1.25 miles of freeway frontage and average daily traffic (ADT) exceeding 186,000 vehicles at the signalized off-ramp. Its strategic location captures regional flow from Palm Springs, Los Angeles, Joshua Tree, San Diego, and Phoenix. There is an abundance of resorts and attractions in the surrounding vicinity, including Agua Caliente, Cotino Disney, Acrisure Arena, and many more. Easy to reach for domestic and international travelers, the Palm Springs International Airport is only 4.2 miles away.
Tap into strong demographics within a 5-mile trade, including average household incomes of $94,661 and average home values of $599,101. Ongoing growth is further driven by nearby master-planned communities, including Escena Palm Springs, developed by the established luxury homebuilder Toll Brothers.
Boasting ample space, excellent infrastructure, and strategic access to major transportation routes, this property is primed for development. With the potential for substantial returns on investment, this offering represents a rare opportunity to capitalize on the thriving Inland Empire and Coachella Valley markets.
Property tours are available by appointment only. Please contact the listing broker to schedule.
Zoned MU (Mixed-Use Urban/Neighborhood District), this site supports a wide range of uses, including single-family, multifamily, live-work, commercial, and industrial. Even big-box industrial uses are allowed. Located within the approved North City Specific Plan, over $4M in entitlement costs have already been invested. Site users have access to the Coachella Valley Water District (CVWD) for water and sewer, Southern California Edison (SCE) for electricity, and Southern California Gas (SoCalGas) for natural gas.
The property offers exceptional visibility and direct access to Interstate 10, with approximately 1.25 miles of freeway frontage and average daily traffic (ADT) exceeding 186,000 vehicles at the signalized off-ramp. Its strategic location captures regional flow from Palm Springs, Los Angeles, Joshua Tree, San Diego, and Phoenix. There is an abundance of resorts and attractions in the surrounding vicinity, including Agua Caliente, Cotino Disney, Acrisure Arena, and many more. Easy to reach for domestic and international travelers, the Palm Springs International Airport is only 4.2 miles away.
Tap into strong demographics within a 5-mile trade, including average household incomes of $94,661 and average home values of $599,101. Ongoing growth is further driven by nearby master-planned communities, including Escena Palm Springs, developed by the established luxury homebuilder Toll Brothers.
Boasting ample space, excellent infrastructure, and strategic access to major transportation routes, this property is primed for development. With the potential for substantial returns on investment, this offering represents a rare opportunity to capitalize on the thriving Inland Empire and Coachella Valley markets.
Property tours are available by appointment only. Please contact the listing broker to schedule.
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Offering Memorandum Click Here to Access
Data Room Click Here to Access
- Offering Memorandum
- Operating and Financials
- Purchase Agreement
- Third Party Reports
- Title and Insurance
- Miscellaneous
Property Facts
| Property Type | Land | Total Lot Size | 474.00 AC |
| Property Subtype | Commercial | Sale Condition | Auction Sale |
| Sale Type | Investment | Type of Ownership | Fee Simple |
| Zoning | MU - Mixed Use | ||
| Property Type | Land |
| Property Subtype | Commercial |
| Sale Type | Investment |
| Total Lot Size | 474.00 AC |
| Sale Condition | Auction Sale |
| Type of Ownership | Fee Simple |
| Zoning | MU - Mixed Use |
1 Lot Available
Lot
| Lot Size | 474.00 AC | Parcel Numbers | 670-020-009, 670-020-011, 670-020-014, 670-020-015, 670-030-012, 670-030-015, 670-030-016, 670-030-017, 670-030-018, 670-030-019, 670-030-020, 670-030-021, 670-030-036 |
| Lot Size | 474.00 AC |
| Parcel Numbers | 670-020-009, 670-020-011, 670-020-014, 670-020-015, 670-030-012, 670-030-015, 670-030-016, 670-030-017, 670-030-018, 670-030-019, 670-030-020, 670-030-021, 670-030-036 |
Not walkable
10/100
Exceptionally drivable
100/100
Somewhat bikeable
20/100
Sale Advisor
Sale Advisor
Kyle Buccino, Associate
Known for his problem-solving and analytical skills, Kyle Buccino specializes in commercial investment sales and leasing. He takes pride in his commitment to “say it as it is,” putting his clients’ interests over his own. His professionalism, market knowledge, dedication, and support consistently deliver the highest possible value and results for his clients.
Kyle was born and raised in a small farming town in New Jersey, where he served as a volunteer firefighter since the age of 17. He continues to stand by those same small-town values no matter the distance or situation.
Kyle was born and raised in a small farming town in New Jersey, where he served as a volunteer firefighter since the age of 17. He continues to stand by those same small-town values no matter the distance or situation.
About the Auction Technology
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Auction Contact
Sophy Cardenas
Contact
Auctioneer License:
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Matterport 3D Exterior
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Photos
Street View
Street
Map
3% Transaction Fee
Based on Winning Bid Amount
Minimum Transaction Fee
$20,000 USD
Maximum Transaction Fee
$300,000 USD
Example Calculation
Winning Bid Amount
$5,000,000 USD
Transaction Fee
$150,000 USD (3%)
Total Purchase Price
$5,150,000 USD
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Coachella Valley Mixed Use Land Opportunity | I-10 @ Date Palm Drive & Varner Rd
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Coachella Valley Mixed Use Land Opportunity | I-10 @ Date Palm Drive & Varner Rd
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