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Property profile & analytics
OFF-MARKET
Estimated value
$3,900,000
Manufacturing properties
45435 Van Buren St Indio, CA 92201-3415
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3630708
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1988
Construction
TILT-UP CONCRETE
Total area
16,562 SF
Lot
0.81 ac (35,283 SF)
Zoning code
M
APN
611-410-082
UPID
US09-3630708
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
-
Cisco Custom Engineering Industrial Manufacturer
-
Masterpiece Auto Collision Auto Repair Shop
-
Design Line Cabinets General Contractor Renovation Specialist
-
robin hood archery academy & games Sports Field & Court
-
Kaman Industrial Technologies Factory Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.90M
Owner & transaction history
North County Sand And Gravel INC · 2 yrs held
North County Sand And Gravel INC
since 2024
Last sale
$3.9M
1 recorded transaction
Zoning & alternative use
M · Indio, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.5M
+57.9%
Warehouse, storage
$4.2M
+46.7%
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
$3,900,000
ML approach
$3,900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,850,000
Current use
OFFICE BUILDING
$4,500,000
Change: +58% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,185,000
Change: +47% · Conversion: Easy
Blend value · Realmo final
$3.90M
Range $3.51M – $4.29M · ±10% · vs last sale $3.90M (Jan 4 2024)
Last sale anchor
$3.90M
Jan 4 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
$235 / 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
$7,193
Tax year 2024
Assessed value
$585,065
Assessed 2024
Previous assessed
$585,065
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$146,349
Assessed improvement
$438,716
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
16,562 SF
Lot
0.81 ac (35,283 SF)
Zoning code
M
APN
611-410-082
UPID
US09-3630708
Jurisdiction
RIVERSIDE
Zoning & alternative use
M · Indio, CA
Zoning M · permitted uses
M · 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
INDUSTRIAL (GENERAL) Current
Est. value
$2.9M
OFFICE BUILDING
Est. value
$4.5M
WAREHOUSE, STORAGE
Est. value
$4.2M
INDUSTRIAL (GENERAL) 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
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.81 ac
Current owner
From public records · entity-resolved
North County Sand And Gravel INC
Entity
Free & Clear · 2 yrs held
Mailing address
26227 SHERMAN RD, MENIFEE, CA 92585-9223
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2024
$3,900,000
North County Sand And Gravel INC
Thomas Aquinas Connelly
Grant Deed
—
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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