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Property profile & analytics
OFF-MARKET
Estimated value
$3,645,000
Office buildings
32090 Rancho Vis Dr Cathedral City, CA 92234-4358
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3030494
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Construction
TILT-UP CONCRETE
Total area
4,306 SF
Lot
0.3 ac (13,068 SF)
Zoning code
A2
APN
680-291-021
UPID
US10-3030494
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
-
Custom Wallpaper Installer Interior Design Home Decor Store
-
Local Garage Door Repair Cathedral City, Ca Building Supply General Contractor
-
Excel Accounting & Income Tax Services Tax Preparation
-
YEN YEN MASSAGE Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.65M
Owner & transaction history
Aziz LLC · 4 yrs held
Aziz LLC
since 2021
Last sale
$3.8M
7 recorded transactions
Zoning & alternative use
A2 · Cathedral City, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.4M
+276.6%
Neighborhood: shopping center
$3.7M
+216.7%
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 Cathedral City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cathedral City 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
$3,380,000
ML approach
$3,595,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,410,000
Change: +277% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,705,000
Change: +217% · Conversion: Difficult
Blend value · Realmo final
$3.65M
Range $3.28M – $4.01M · ±10% · vs last sale $3.80M (Sep 3 2021)
Last sale anchor
$3.80M
Sep 3 2021
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
$846 / 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
$13,206
Tax year 2024
Assessed value
$1,019,592
Assessed 2024
Previous assessed
$1,019,592
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$208,080
Assessed improvement
$811,512
Applied tax rate
19.0000
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
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
4,306 SF
Lot
0.3 ac (13,068 SF)
Zoning code
A2
APN
680-291-021
UPID
US10-3030494
Jurisdiction
RIVERSIDE
Zoning & alternative use
A2 · Cathedral City, CA
Zoning A2 · permitted uses
A2 · Cathedral City, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cathedral City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$4.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.7M
COMMERCIAL (GENERAL)
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
1990
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
0.3 ac
Current owner
From public records · entity-resolved
Aziz LLC
Entity
Mailing address
495 E RINCON ST STE #175, CORONA, CA 92879-1301
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 3, 2021
$3,800,000
Aziz LLC
Table Center LLC
Grant Deed
$2,140,000 · Olympic Office
Jun 16, 2020
—
Table Center LLC
—
Deed
related
$2,000,000 · Southwestern Nat'l Bk
Jun 25, 2019
$800,000
Table Center LLC
Table Center LLC
Grant Deed
related
—
Jun 19, 2019
$3,000,000
Table Center LLC
Fred Mengarelli
Grant Deed
$2,000,000 · Southwestern National Bank
May 5, 2015
—
Mengarelli,fred & Gladys Trust
Mengarelli Family Trust
Quit Claim Deed
related
—
Sep 24, 2003
$1,750,000
Mencarelli,tr
Schilkenco INC
Grant Deed
$750,000 · Us Bank NA
Aug 5, 1992
$375,000
Schilkenco INC
First Fidelity
Grant Deed
$300,000 · Seller
Mar 6, 1992
$424,303
Fidelity T First
Double D Builder
Trustees Deed
related
—
Dec 1, 1989
—
Double D Bldrs R
Desert Restauran
Grant Deed
$382,000 · First Fidelity Thrift & Loan
Dec 1, 1989
$122,000
Double D Bldrs R
Bauman Harold D
Trustees Deed
—
—
—
Table Center LLC
—
Loan Modification
related
$2,000,000 · Southwestern Nat'l Bk
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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