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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Medical Office Space
35400 Bob Hope Dr Ste 110 Rancho Mirage, CA 92270-1772
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3384914
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2006
Construction
WOOD
Total area
1,530 SF
Lot
0.04 ac (1,529 SF)
Zoning code
CO
APN
685-101-010
UPID
US09-3384914
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$700k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$750k
Owner & transaction history
Pusa Holdings LLC · 4 yrs held
Pusa Holdings LLC
since 2022
Last sale
$775,000
4 recorded transactions
Zoning & alternative use
CO · Rancho Mirage, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$660,000
+58.0%
Retail stores
$505,000
+21.1%
Warehouse, storage
$450,000
+8.1%
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 Rancho Mirage submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rancho Mirage 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
$750,000
ML approach
$700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$660,000
Change: +58% · Conversion: Difficult
RETAIL STORES
$505,000
Change: +21% · Conversion: Difficult
WAREHOUSE, STORAGE
$450,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$750k
Range $675k – $825k · ±10% · vs last sale $775k (Apr 14 2022)
Last sale anchor
$775k
Apr 14 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
$490 / 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
$7,971
Tax year 2024
Assessed value
$483,786
Assessed 2024
Previous assessed
$483,786
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$46,818
Assessed improvement
$436,968
Applied tax rate
17.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2006
Construction
WOOD
Heating
NONE
Stories
1
Total area
1,530 SF
Lot
0.04 ac (1,529 SF)
Zoning code
CO
APN
685-101-010
UPID
US09-3384914
Jurisdiction
RIVERSIDE
Zoning & alternative use
CO · Rancho Mirage, CA
Zoning CO · permitted uses
CO · Rancho Mirage, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Rancho Mirage. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$660,000
RETAIL STORES
Est. value
$505,000
WAREHOUSE, STORAGE
Est. value
$450,000
AUTO REPAIR, GARAGE
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
2006
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.04 ac
Current owner
From public records · entity-resolved
Pusa Holdings LLC
Entity
Mailing address
40780 AVENIDA ARCADA, PALM DESERT, CA 92260-0384
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2022
$775,000
Pusa Holdings LLC
Shahin Etebar
Grant Deed
$775,000 · Bank Of America NA
Oct 1, 2019
—
Etebar,shahin & Alisha Trust
Etebar,shahin
Quit Claim Deed
related
—
Feb 1, 2018
$670,409
Shahin Etebar
Vuthoori,shilpa S
Grant Deed
$225,000 · Shilpa S Vuthoori
Dec 21, 2012
—
Ravi K Vuthoori
Vuthoori,surender & Indira
Quit Claim Deed
related
—
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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