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Property profile & analytics
OFF-MARKET
Estimated value
$7,325,000
Office buildings
255 El Cielo Rd Palm Springs, CA 92262-6992
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0827408
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1981
Construction
TILT-UP CONCRETE
Total area
31,488 SF
Lot
3.4 ac (148,104 SF)
Zoning code
A
APN
009-606-988
UPID
US09-0827408
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
-
LAWRENCE A MORA Pediatrician Physician
-
Cole Clifton S MD Pediatrician Physician
-
Lynn Fontana Physician
-
Ross Robert K MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.12M
Comparable Approach
Comparable
$7.21M
Blend (final)
Blend
$7.33M
Owner & transaction history
Timothy S Black · 1 yrs held
Timothy S Black
since 2025
7 recorded transactions
Zoning & alternative use
A · Palm Springs, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$10.9M
+36.8%
Retail stores
$10.7M
+34.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,795,000
6.5%
$8,120,000
7%
$7,540,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,955,000
Current use
WAREHOUSE, STORAGE
$10,880,000
Change: +37% · Conversion: Difficult
RETAIL STORES
$10,695,000
Change: +34% · Conversion: Moderate
Blend value · Realmo final
$7.33M
Range $6.59M – $8.06M · ±10%
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
$233 / 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
$294,099
Tax year 2024
Assessed value
$22,799,806
Assessed 2024
Previous assessed
$22,799,806
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$3,888,335
Assessed improvement
$18,911,471
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
31,488 SF
Lot
3.4 ac (148,104 SF)
Zoning code
A
APN
009-606-988
UPID
US09-0827408
Jurisdiction
RIVERSIDE
Zoning & alternative use
A · Palm Springs, CA
Zoning A · permitted uses
A · 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
OFFICE BUILDING Current
Est. value
$8.0M
WAREHOUSE, STORAGE
Est. value
$10.9M
RETAIL STORES
Est. value
$10.7M
OFFICE BUILDING Current
WAREHOUSE, STORAGE
RETAIL STORES
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
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
3.4 ac
Current owner
From public records · entity-resolved
Timothy S Black
Individual
Free & Clear · 1 yrs held
Mailing address
800 W MADISON ST STE #400, CHICAGO, IL 60607-2481
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2025
—
Timothy S Black
Timothy S Black
Deed
related
—
Nov 7, 2022
$1,077,996
David Priestly
Dennis Granger
Trust Deed
related
—
Oct 11, 2017
$8,889,000
Cmk Cielo LLC
Medical Properties II Palm Spr
Trustees Deed
$15,650,000 · Capital One NA
Jul 29, 2014
$4,300,000
Medical Properties II Palm Springs
Ap Palm Springs Airport LLC
Lease
—
Apr 7, 2011
—
Ap-palm Springs Airport LLC
—
Deed Of Trust
related
$15,800,000 · Bank Of America
Jun 16, 2008
—
Ap-palm Springs Airport LLC
—
Grant Deed
related
$15,800,000 · Bank Of America
Oct 31, 2000
—
Ap Palm Springs Airport LLC
Apostle Trust
Grant Deed
related
—
Dec 1, 1988
—
Peacock Radaker Corp
Unknown
Trustees Deed
related
—
—
—
Radaker Peacock
—
Deed Of Trust
related
$825,000 · Bank Of America
—
—
Ap-palm Springs Airport LLC
—
Deed Of Trust
related
$1,750,000 · First Union National Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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