EXECUTIVE SUMMARY
The Desert Hot Springs Cannabis Cultivation Campus is a developer-ready, fully entitled land opportunity in one of Southern California's most cannabis-friendly jurisdictions. Spanning 8.48 flat, cleared acres, the site is pre-approved for cannabis cultivation, manufacturing, and distribution, and comes with mechanical, electrical, and plumbing (MEP) designs already in place — eliminating years of entitlement risk for the next owner. Configured for bi-weekly harvest cycles and supporting over 122,000 SF of rentable industrial space, the property offers investors a rare combination of speed-to-market and long-term scale, with projected five-year ROI of 108% at a 7% exit cap rate.
PROPERTY DETAILS
This 8.48-acre entitled cultivation campus sits on Little Morongo Rd in Desert Hot Springs, CA, zoned for cannabis cultivation, manufacturing, and distribution. The approved site plan includes 5 planned buildings totaling 122,000 SF, featuring dedicated dry rooms, trim rooms, and four flower rooms engineered for efficient large-scale production. Water and electric utilities are already on-site, with a nearby municipal sewer plant currently under development. The property offers convenient access to the I-10 freeway for statewide distribution logistics. Parcel APNs: 665-080-006 & 665-080-008.
OPERATION DETAILS
Delivered as raw land with cannabis entitlements already secured, this campus is engineered for large-scale, efficient industrial cannabis operations with MEP infrastructure built to industry standards. Projected lease income begins at $1.25/SF with 3% annual escalations, and the property sits within a federally designated Opportunity Zone, unlocking significant tax incentives for qualified investors. Construction completion and lease-up are anticipated by month 18. Modeled returns project a 108% five-year ROI with a 16% CAGR at a 7% exit cap rate — an ideal asset for REITs, cannabis entrepreneurs, or storage and logistics users seeking entitled industrial land in the Coachella Valley.
PROPERTY USE CASES
Large-scale cannabis cultivation and bi-weekly harvest operation
Cannabis manufacturing and processing facility with statewide I-10 distribution access
Build-to-suit industrial/logistics or storage development leveraging existing entitlements
INVESTMENT HIGHLIGHTS
8.48 acres arrives fully entitled for cultivation, manufacturing & distribution
This is a rare, shovel-ready entitlement package in a supply-constrained Southern California cannabis market. With cultivation, manufacturing, and distribution entitlements already secured and MEP designs complete, buyers bypass the multi-year permitting bottleneck that stalls most cannabis real estate deals. The approved 122,000 SF, 5-building footprint — including dry, trim, and four dedicated flower rooms — is purpose-built for bi-weekly harvest cycles at scale. On-site utilities, I-10 freeway access, Opportunity Zone tax benefits, and a projected 108% five-year ROI at a 7% cap rate combine to make this one of the strongest risk-adjusted cannabis land plays currently on the market.
FAQs
1. Is this Desert Hot Springs cannabis property fully entitled for cultivation?
Yes. The 8.48-acre site at Little Morongo Rd is fully entitled for cannabis cultivation, manufacturing, and distribution, with mechanical, electrical, and plumbing (MEP) designs already completed — eliminating the multi-year entitlement process most cannabis land deals require.
2. How much cannabis cultivation space does this Coachella Valley property support?
The approved site plan includes 5 buildings totaling over 122,000 SF of rentable industrial space, featuring dedicated dry rooms, trim rooms, and four flower rooms designed for bi-weekly harvest cycles.
3. What is the projected ROI on this Desert Hot Springs cannabis land investment?
Based on current modeling, the property projects a 108% five-year ROI with a 16% CAGR at a 7% exit cap rate, with lease income beginning at $1.25/SF and 3% annual escalations.
4. Does this cannabis cultivation campus qualify for Opportunity Zone tax benefits?
Yes. The property sits within a federally designated Opportunity Zone, offering qualified investors significant tax incentives in addition to its cannabis entitlements.
5. What utilities and infrastructure are already in place at this cannabis property?
Water and electric utilities are already on-site, with a municipal sewer plant currently under development nearby, and the property offers direct access to the I-10 freeway for statewide distribution logistics.
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