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Property profile & analytics
OFF-MARKET
Estimated value
$8,115,000
Warehouses
39700 Garand Ln Palm Desert, CA 92211-7124
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1403012
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2000
Construction
TILT-UP CONCRETE
Total area
13,600 SF
Lot
3.2 ac (139,392 SF)
Zoning code
M
APN
626-410-044
UPID
US09-1403012
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
-
Life Storage - Palm Desert Storage Facility
-
U-Haul Neighborhood Dealer Car Rental Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.38M
Blend (final)
Blend
$8.12M
Owner & transaction history
Life Storage LP · 5 yrs held
Life Storage LP
since 2020
Last sale
$8.7M
7 recorded transactions
Zoning & alternative use
M · Palm Desert, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$11.7M
+191.3%
Restaurant
$8.4M
+110.1%
Auto repair, garage
$5.9M
+46.1%
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 Palm Desert submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palm Desert 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$11,705,000
Change: +191% · Conversion: Moderate
RESTAURANT
$8,445,000
Change: +110% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,870,000
Change: +46% · Conversion: Easy
RETAIL STORES
$4,990,000
Change: +24% · Conversion: Moderate
Blend value · Realmo final
$8.12M
Range $7.30M – $8.93M · ±10% · vs last sale $8.66M (Dec 30 2020)
Last sale anchor
$8.66M
Dec 30 2020
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
$597 / 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
$223,046
Tax year 2024
Assessed value
$18,201,000
Assessed 2024
Previous assessed
$18,201,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,299,000
Assessed improvement
$16,902,000
Applied tax rate
18.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
3
Stories
1
Units
7
Total area
13,600 SF
Lot
3.2 ac (139,392 SF)
Zoning code
M
APN
626-410-044
UPID
US09-1403012
Jurisdiction
RIVERSIDE
Zoning & alternative use
M · Palm Desert, CAZoning M · permitted uses
M · Palm Desert, CA
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.7M
RESTAURANT
Est. value
$8.4M
AUTO REPAIR, GARAGE
Est. value
$5.9M
RETAIL STORES
Est. value
$5.0M
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
AUTO REPAIR, GARAGE
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
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
3
Units
7
Lot
3.2 ac
Current owner
From public records · entity-resolved
Life Storage LP
Entity
Mailing address
6467 MAIN ST, WILLIAMSVILLE, NY 14221-5856
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2020
$8,660,000
Life Storage LP
Van Buren Self Storage LLC
Grant Deed
—
Jul 20, 2018
$7,890,000
Van Buren Self Storage LLC
Pv Desert Self Storage LLC
Grant Deed
$3,700,000 · Bank Of Hope
Nov 15, 2012
$3,885,000
Pv Desert Self Storage LLC
Ams I Palm Desert Investments
Grant Deed
—
May 22, 2008
—
1-10 Storage LLC
Jiaras Michael T Trust
Grant Deed
—
May 22, 2008
$6,800,000
Ams I Palm Desert Investments LLC
I-10 Storage
Grant Deed
$4,800,000 · Not Available
Jan 22, 2004
—
1-10 Storage LLC
White Rock Investments INC
Grant Deed
related
—
—
—
1-10 Storage LLC
—
Deed Of Trust
related
$2,310,000 · Valley Independent Bank
—
—
1-10 Storage LLC
—
Deed Of Trust
related
$3,228,000 · Valley Independent Bank
—
—
1-10 Storage LLC
—
Deed Of Trust
related
$2,760,000 · Valley Independent Bank
—
—
1-10 Storage LLC
—
Deed Of Trust
related
$145,000 · Valley Independent Bank
—
—
1-10 Storage LLC
—
Deed Of Trust
related
$380,000 · Valley Independent Bank
—
—
Pv Desert Self Storage LLC
—
Deed Of Trust
related
$2,719,500 · Torrey Pines 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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