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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Strip malls
44435 Town Ctr Way Palm Desert, CA 92260-2711
Individually Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2622751
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1988
Construction
WOOD
Total area
4,200 SF
Lot
0.42 ac (18,295 SF)
Zoning code
CPS
APN
640-340-003
UPID
US09-2622751
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
-
Modern iCare Optometry Physician
-
Kirshner & Spiegel Inc Ophthalmologist
-
Susan Shahriari Physician
-
European Wax Center Spa & Massage Center Skin Care Clinic
-
Cosmo Prof (Bike/Boat/Book/etc) Store Cosmetic Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$505k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$530k
Owner & transaction history
Goochs Natural Food Marke · 13 yrs held
Goochs Natural Food Marke
since 2012
7 recorded transactions
Zoning & alternative use
CPS · 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
by Request
ML approach
$505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$530k
Range $477k – $583k · ±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
$126 / 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
$20,136
Tax year 2024
Assessed value
$1,638,106
Assessed 2024
Previous assessed
$1,638,106
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$382,120
Assessed improvement
$1,255,986
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1988
Construction
WOOD
Heating
NONE
Stories
1
Total area
4,200 SF
Lot
0.42 ac (18,295 SF)
Zoning code
CPS
APN
640-340-003
UPID
US09-2622751
Jurisdiction
RIVERSIDE
Zoning & alternative use
CPS · Palm Desert, CA
Zoning CPS · permitted uses
CPS · 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
1988
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.42 ac
Current owner
From public records · entity-resolved
Goochs Natural Food Marke
Individual
Mailing address
1121 SW SALMON ST, PORTLAND, OR 97205-2000
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2020
—
Harsch Investment Realty LLC
—
Deed
related
$30,000,000 · M & T Bank
Oct 4, 2017
—
Harsch Investment Realty LLC
—
Deed
related
—
Sep 11, 2014
—
Harsch Investment Realty LLC S
—
Grant Deed
related
$28,300,000 · M&t R/e Tr
Oct 30, 2012
$1,474,545
Goochs Natural Food Marke
Harsch Investment Realty LLC
Grant Deed
—
Nov 10, 2004
—
Harsch Investment Realty LLC
Nshe 111 Town Center LLC
Grant Deed
related
—
May 14, 2004
—
Nshe III Town Center LLC
M & H Realty Partners II LP
Grant Deed
$21,000,000 · Harsch Investment Realty LLC
Oct 30, 2002
—
M LP
—
Deed Of Trust
related
$100,000,000 · Landesbank Schleswig-holstein
Jul 19, 1996
$7,260,000
M LP
Palm Desert Properties I INC
Grant Deed
—
—
—
Harsch Investment Realty LLC
—
Loan Modification
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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