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Property profile & analytics
OFF-MARKET
Estimated value
$2,050,000
Manufacturing properties
31170 Reserve Dr Thousand Palms, CA 92276-6653
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2256423
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2001
Construction
TILT-UP CONCRETE
Total area
9,800 SF
Lot
0.65 ac (28,314 SF)
APN
650-080-068
UPID
US10-2256423
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
-
General Air Conditioning & Plumbing HVAC Service General Contractor
-
DCS Heating & Air Conditioning Hardware & Home Improvement HVAC Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.10M
CAP Approach
CAP
$1.24M
Comparable Approach
Comparable
$2.86M
Blend (final)
Blend
$2.05M
Owner & transaction history
Frank Harrison · 3 yrs held
Frank Harrison
since 2023
Last sale
$2.0M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.2M
+48.4%
Warehouse, storage
$2.9M
+32.5%
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 Thousand Palms submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Thousand Palms 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
$2,160,000
ML approach
$2,100,000
CAP Approach
CAP Return
Estimation
6%
$1,340,000
6.5%
$1,240,000
7%
$1,150,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,185,000
Current use
RETAIL STORES
$3,245,000
Change: +48% · Conversion: Moderate
WAREHOUSE, STORAGE
$2,895,000
Change: +32% · Conversion: Easy
Blend value · Realmo final
$2.05M
Range $1.85M – $2.26M · ±10% · vs last sale $1.97M (Feb 7 2023)
Last sale anchor
$1.97M
Feb 7 2023
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
$209 / 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
$22,912
Tax year 2024
Assessed value
$1,817,235
Assessed 2024
Previous assessed
$1,817,235
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$282,054
Assessed improvement
$1,535,181
Applied tax rate
61.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2001
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
9,800 SF
Lot
0.65 ac (28,314 SF)
APN
650-080-068
UPID
US10-2256423
Jurisdiction
RIVERSIDE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$2.2M
RETAIL STORES
Est. value
$3.2M
WAREHOUSE, STORAGE
Est. value
$2.9M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
WAREHOUSE, STORAGE
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
2001
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Frank Harrison
Individual
Mailing address
83295 N SHR DR, INDIO, CA 92203-3004
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2023
—
Frank Harrison
Frank T Harrison
Intrafamily Transfer
related
—
Jan 5, 2011
—
Brown Harrison Trust
—
Trustees Deed
related
$100,000 · Sunrise Bank
May 1, 2008
—
Harrison Brown Trust
Harrison,frank T
Quit Claim Deed
related
—
Jan 15, 2008
$1,972,000
Frank T Harrison
Kincaid,r Scott
Grant Deed
$975,000 · Sunrise Community Bank
—
—
R Kincaid
—
Deed Of Trust
related
$200,000 · Farsad Trust
—
—
Brown,harrison Trust
—
Deed Of Trust
related
$945,000 · California Bank & Trust
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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