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Property profile & analytics
OFF-MARKET
Estimated value
$8,155,000
Grocery and convenience stores
44100 Jefferson St Ste F Indio, CA 92201-2715
Trust Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-4041683
Property summary
AI-generated overview
Heritage Court Shopping Center, located at 44100 Jefferson St, Indio, CA 92201, presents a compelling investment opportunity. This Class B property, built in 2005 and renovated in 2018, encompasses 108,319 square feet across 21 suites. The single-story building sits on an 11.29-acre lot (APN: 606-380-036
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2018
Construction
WOOD
Total area
42,414 SF
Lot
1.43 ac (62,290 SF)
Zoning code
NC
APN
606-380-044
UPID
US09-4041683
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
-
Inland Dental Specialties: Boyd Anthony Q DDS Dental Office
-
Inland Dental Specialties Dental Office
-
Dr. Emilio Muro, DDS Dental Office
-
Anytime Fitness Gym & Fitness Center
-
Walmart Neighborhood Market Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.36M
Comparable Approach
Comparable
$8.35M
Blend (final)
Blend
$8.16M
Owner & transaction history
Wal-mart Real Estate Trust · 9 yrs held
Wal-mart Real Estate Trust
since 2017
5 recorded transactions
Zoning & alternative use
NC · Indio, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$11.5M
+53.8%
Warehouse, storage
$10.7M
+42.9%
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 Indio submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Indio 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%
$10,135,000
6.5%
$9,355,000
7%
$8,685,000
Alternative Use
Use
Estimation
RETAIL STORES
$7,495,000
Current use
OFFICE BUILDING
$11,530,000
Change: +54% · Conversion: Easy
WAREHOUSE, STORAGE
$10,710,000
Change: +43% · Conversion: Difficult
Blend value · Realmo final
$8.16M
Range $7.34M – $8.97M · ±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
$192 / 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
$192,478
Tax year 2024
Assessed value
$13,703,030
Assessed 2024
Previous assessed
$13,703,030
+0.0% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,024,044
Assessed improvement
$12,678,986
Applied tax rate
7.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2018
Construction
WOOD
Heating
NONE
Stories
1
Total area
42,414 SF
Lot
1.43 ac (62,290 SF)
Zoning code
NC
APN
606-380-044
UPID
US09-4041683
Jurisdiction
RIVERSIDE
Zoning & alternative use
NC · Indio, CA
Zoning NC · permitted uses
NC · Indio, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Indio. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$7.5M
OFFICE BUILDING
Est. value
$11.5M
WAREHOUSE, STORAGE
Est. value
$10.7M
RETAIL STORES Current
OFFICE BUILDING
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
2018
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.43 ac
Current owner
From public records · entity-resolved
Wal-mart Real Estate Trust
Trust
Free & Clear · 9 yrs held
Mailing address
1301 SE 10TH ST, BENTONVILLE, AR 72712-7998
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 15, 2017
$725,000
Wal-mart Real Estate Trust
Cado Heritage Court LLC
Grant Deed
—
Jan 25, 2017
—
Cado Heritage Court LLC
Cado Heritage Court LLC
Quit Claim Deed
related
—
Jan 2, 2013
—
Cado Heritage Court LLC
Red Jefferson Fred Waring Holdings
Special Warranty Deed
$3,412,500 · Silvergate Bank
Sep 11, 2012
$9,000,000
Red Jefferson Fred Waring Hold
Chicago Title Co
Trustees Deed
related
—
Mar 30, 2012
$9,000,000
Red Jefferson Fred Waring Hold
Chicago Title Co
Trustees 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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