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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Apartment buildings
44408 Acacia Dr Palm Desert, CA 92260
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3247020
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1966
Construction
WOOD
Total area
2,590 SF
Lot
0.2 ac (8,712 SF)
Zoning code
R1
APN
640-134-002
UPID
US09-3247020
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
$705k
CAP Approach
CAP
$645k
Comparable Approach
Comparable
$631k
Blend (final)
Blend
$705k
Owner & transaction history
Ivan C Mendelson · 2 yrs held
Ivan C Mendelson
since 2024
Last sale
$705,000
7 recorded transactions
Zoning & alternative use
R1 · Palm Desert, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$705,000
ML approach
$705,000
CAP Approach
CAP Return
Estimation
6%
$700,000
6.5%
$645,000
7%
$600,000
Blend value · Realmo final
$705k
Range $635k – $776k · ±10% · vs last sale $705k (Feb 2 2024)
Last sale anchor
$705k
Feb 2 2024
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
$272 / 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
$4,952
Tax year 2024
Assessed value
$228,750
Assessed 2024
Previous assessed
$228,750
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$71,634
Assessed improvement
$157,116
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1966
Construction
WOOD
Heating
NONE
Stories
1
Units
3
Total area
2,590 SF
Lot
0.2 ac (8,712 SF)
Zoning code
R1
APN
640-134-002
UPID
US09-3247020
Jurisdiction
RIVERSIDE
Zoning & alternative use
R1 · Palm Desert, CA
Zoning R1 · permitted uses
R1 · Palm Desert, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Palm Desert. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1966
Construction
WOOD
Heating
NONE
Stories
1
Units
3
Lot
0.2 ac
Current owner
From public records · entity-resolved
Ivan C Mendelson
Individual
Mailing address
2166 TWAIN AVE, CARLSBAD, CA 92008-4617
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 27, 2025
—
The Mendelson Family Trust
—
Deed
related
$191,000 · Toyota Financial Savings Bank
Feb 2, 2024
$705,000
Ivan C Mendelson
Deborah M Debow
Grant Deed
$493,500 · Toyota Financial Savings Bank
Oct 22, 2020
—
Debow Family Trust
Raleigh C Debow
Affidavit Of Death
related
—
Jul 17, 2012
—
Debow Family Trust
De Bow,raleigh C & Carol
Grant Deed
related
—
Mar 10, 1994
$133,000
Raleigh C De Bow
Thompson,peter F
Grant Deed
$52,500 · Individual
Sep 1, 1988
$132,500
Peter F Thompson
Bouchard William
Trustees Deed
related
$28,609 · Bouchard William
—
—
Peter F Thompson
—
Deed Of Trust
related
$28,609
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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