0 Palm Drive, Desert Hot Springs, CA 92240

1031 Exchange Opportunity: Marbella Villas– Four Parcels totaling 25-Acre Turnkey Luxury Condo Site

Desert Hot Springs, Coachella Valley – $5M ($23/SF)

Shovel-ready in 6 months =/-. Fully entitled for 402-unit gated condo community. 20-year development agreement. Located in the New Markets Tax Credit zone.

Booming Location Perks:

"Spa City" fame—mineral hot springs, snowbird magnet, great Airbnb potential (short-term permitted with city rules).

Steps to shopping, conveniences.

Close to Coachella, Stagecoach, Power Trip music festivals; Joshua Tree National Park; Indian Wells Tennis Garden; PGA West, Acrisure Ice Hockey Arena and six casinos nearby.

Fresh economic boost: Amazon's new 635,000-sq-ft facility just opened—2,000 jobs created!

Why 1031 buyers love it:

All heavy lifting done: Phase 1 Env, CEQA MND, hydrology, cultural/paleo, biological, acoustical, tentative tract, CUP, full design (elevations, units, carports, amenities, landscape).

Developer-friendly city—cooperative planning dept.

Turnkey: in-house broker for pre-sales, lender, HOA attorney, full team. Bring your GC.

Long runway—phase it or hold.

True de-risked gem—seller invested deep. Full package ready. Buyer verifies 1031 and due diligence.

Investor Opportunity: Marbella Villas – 402 Luxury Condominiums

Desert Hot Springs, CA

Site Overview

Fully entitled 25-acre parcel at Palm Drive & 15th Avenue (MLS #266662423), priced at $5,000,000. Shovel-ready within six months, with complete approvals, due diligence package, and 20-year development agreement in place. Cash-and-close preferred—ideal for swift execution.

Strategic Advantages

Employment Surge: ~4,000 new jobs within 5 miles—Amazon's 635,000 sq ft Inbound Cross Dock (operational since February 2026, 2,000 employees) plus adjacent 1M+ sq ft warehouse development. Long-term rental demand from incoming workforce at $2,000+/month.

Tourism & Lifestyle Draw: 9 miles from Palm Springs International Airport; 30 miles to Joshua Tree, Coachella/Stagecoach/Power Trip festivals, BNP Paribas Open, PGA West, Acrisure Arena. Proximity to six casinos, El Paseo shopping, and wellness destinations (Two Bunch Palms, Azure Palm Hot Springs). Airbnb-compliant (3–7 day minimums via HOA).

Market Gap: No comparable new luxury condominiums in Desert Hot Springs—older units under $220,000. Positioned as the area's first gated, resort-level community: 1,200 sq ft two-master-bedroom units, premium finishes, amenities including pickleball/racquetball courts, dog park/wash, pool/cabanas, coffee house, theater, and recreation center.

Financial Snapshot

• Launch pricing: $425,000 per unit—competitive with Palm Springs ($445,000–$550,000) while delivering superior new-build value.
• Build cost target: ~$325,000 per unit (achievable with competitive bidding).
• Gross margin: ~$100,000 per unit.
• Realtor fee: 4% total (2% buyer, 2% seller)—saving ~$8,500 per unit versus industry standard.
• After fees, marketing, and carry: ~$80,000 net per unit.
• Project-wide net profit: ~$32 million.
• Investment Highlights
• Cash-and-close structure for rapid transaction.
• 1031 exchange eligibility and New Markets Tax Credit zone for tax efficiency.
• Gentrification catalyst: Transforming Desert Hot Springs from undervalued to premium—strong ROI through flips, long-term rentals, or short-term event stays.

Next Steps

Site elevations and landscape plan upon request.

Contact for full pro forma, due diligence, or site visit.

Alizabeth James

310.806.0910

Disclaimer

All figures, projections, and estimates presented herein are preliminary and for discussion purposes only. They are based on current market data, assumptions, and third-party information as of March 2026. Actual costs, sales prices, timelines, and returns may vary significantly due to market conditions, construction delays, permitting changes, financing terms, or other factors. Prospective investors must conduct their own independent due diligence, including review of all legal, financial, and site documents. No representations or warranties are made regarding accuracy or completeness. This is not an offer to sell securities or real estate; consult qualified professionals before proceeding. The presenter disclaims all liability for reliance on this information.