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Property profile & analytics
OFF-MARKET
Estimated value
$2,880,000
Hotels
120 Vereda Sur Palm Springs, CA 92262-4236
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0134339
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1953
Construction
WOOD
Total area
5,300 SF
Lot
0.44 ac (19,166 SF)
Zoning code
R1C
APN
505-221-008
UPID
US09-0134339
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
La Posada Hotel Hotel & Motel Resort
-
Bar Valerie Grocery & Convenience Store Food Market
-
The Velvet Rope Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.82M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.88M
Owner & transaction history
Riosdev INC · 4 yrs held
Riosdev INC
since 2022
Last sale
$3.8M
7 recorded transactions
Zoning & alternative use
R1C · Palm Springs, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$4.6M
+1.4%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Palm Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palm Springs submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$2,645,000
ML approach
$2,820,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$4,500,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$4,560,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$2.88M
Range $2.59M – $3.17M · ±10% · vs last sale $3.80M (Apr 7 2022)
Last sale anchor
$3.80M
Apr 7 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$543 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$49,519
Tax year 2024
Assessed value
$3,953,520
Assessed 2024
Previous assessed
$3,953,520
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$728,280
Assessed improvement
$3,225,240
Applied tax rate
11.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1953
Construction
WOOD
Heating
NONE
Stories
1
Units
10
Total area
5,300 SF
Lot
0.44 ac (19,166 SF)
Zoning code
R1C
APN
505-221-008
UPID
US09-0134339
Jurisdiction
RIVERSIDE
Zoning & alternative use
R1C · Palm Springs, CA
Zoning R1C · permitted uses
R1C · Palm Springs, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Palm Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$4.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.6M
HOTEL/MOTEL Current
NEIGHBORHOOD: SHOPPING CENTER
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1953
Construction
WOOD
Heating
NONE
Stories
1
Units
10
Lot
0.44 ac
Current owner
From public records · entity-resolved
Riosdev INC
Entity
Mailing address
5172 NEW MEXICO LN, CYPRESS, CA 90630-2224
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2023
—
Riosdev INC
—
Deed
related
$105,000 · Anthony Ciuffo Traditional Ira
Apr 27, 2023
—
David Rios JR
—
Deed
related
$2,810,000 · Miramar Financial Group INC
Apr 7, 2022
$3,800,000
Riosdev INC
1295 N Via Monte Vista LLC
Grant Deed
$2,700,000 · Solana Beach Business Endeavors LLC
Jul 9, 2021
$2,300,000
1295n Via Monte Vista LLC
Christopher Spencer
Grant Deed
$2,300,000 · Solana Beach Business Endeavors INC
Mar 12, 2007
$1,300,000
Chris Spencer
Posada Palms Investments LLC
Grant Deed
—
Mar 21, 2003
$360,500
Posada Palms Investments LLC
Griffin,alex
Grant Deed
related
—
Aug 16, 2001
$820,000
Alex Griffin
Thompson,albert R
Grant Deed
$500,000 · Canyon National Bank
Jun 12, 1997
$337,500
Albert R Thomspon
Early Trust
Grant Deed
$218,300 · Hemet Federal Savings & Loan
Jun 1, 1988
$382,500
Harry J Early JR.
Shaw James P
Grant Deed
related
—
—
—
Blake Bryant
—
Deed Of Trust
related
$20,720 · Thompson Trust
—
—
Early Trust
—
Deed Of Trust
related
$115,000 · Glessner Trust
—
—
Early Trust
—
Deed Of Trust
related
$61,000 · Anderson Children Fo
—
—
Posada Palms Investments LLC
—
Deed Of Trust
related
$579,300 · Community National Bank
—
—
Posada Palms Investments LLC
—
Deed Of Trust
related
$975,000 · Interbay Funding LLC
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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