26.35 acres conveniently located at the corner of Expressway 86 and Avenue 64. Just 3.5 miles to The Thermal Club, an exclusive luxury motorsports track. 5 miles to Jacqueline Cochran Regional Airport. Easy access to I-10 and Grapefruit Blvd. In Opportunity Zone, providing potential tax incentives. Abundant and affordable Coachella Valley Water District (CVWD) irrigation water, one of the lowest water rates in California.