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Property profile & analytics
OFF-MARKET
Estimated value
$2,180,000
Retail space
45805 Fargo St Indio, CA 92201-4584
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1122020
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1964
Construction
TILT-UP CONCRETE
Total area
13,048 SF
Lot
0.85 ac (37,026 SF)
Zoning code
C2
APN
611-233-009
UPID
US09-1122020
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
-
Indio HVAC Services HVAC Service General Contractor
-
Royalty Solar Panels Cleaning | Indio Solar Energy Contractor Window Cleaning Service
-
United States Postal Service Post Office Logistics Service
-
Jiffy Lube Auto Centers Auto Repair Shop
-
Desert Landscape Line Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.88M
Comparable Approach
Comparable
$1.79M
Blend (final)
Blend
$2.18M
Owner & transaction history
Western Postal Realty Holdings LLC · 1 yrs held
Western Postal Realty Holdings LLC
since 2025
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
C2 · Indio, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.5M
+53.8%
Warehouse, storage
$3.3M
+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%
$3,115,000
6.5%
$2,875,000
7%
$2,670,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,305,000
Current use
OFFICE BUILDING
$3,545,000
Change: +54% · Conversion: Easy
WAREHOUSE, STORAGE
$3,295,000
Change: +43% · Conversion: Difficult
Blend value · Realmo final
$2.18M
Range $1.96M – $2.40M · ±10% · vs last sale $2.50M (Nov 11 2024)
Last sale anchor
$2.50M
Nov 11 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
$167 / 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
$20,818
Tax year 2024
Assessed value
$1,568,526
Assessed 2024
Previous assessed
$1,568,526
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$271,548
Assessed improvement
$1,296,978
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
13,048 SF
Lot
0.85 ac (37,026 SF)
Zoning code
C2
APN
611-233-009
UPID
US09-1122020
Jurisdiction
RIVERSIDE
Zoning & alternative use
C2 · Indio, CA
Zoning C2 · permitted uses
C2 · 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
$2.3M
OFFICE BUILDING
Est. value
$3.5M
WAREHOUSE, STORAGE
Est. value
$3.3M
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
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.85 ac
Current owner
From public records · entity-resolved
Western Postal Realty Holdings LLC
Entity
Mailing address
139 E OLIVE AVE, MONROVIA, CA 91016-3407
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Feb 11, 2025
$2,500,000
Western Postal Realty Holdings LLC
Sterling Haven Management LLC
Grant Deed
—
Jan 24, 2025
—
Sterling Haven Management LLC
Mary Fong Lau
Grant Deed
—
May 6, 2024
—
Sterling Haven Management LLC
Mary Fong Lau
Grant Deed
—
Mar 14, 2002
$1,083,000
Mary F Lau
Lawrence Revival LLC
Grant Deed
—
Sep 6, 1996
$252,000
Lawrence Revival LLC
First Lawrence Ptshp
Grant Deed
related
$252,000 · Po Associates Co
Mar 1, 1989
$194,000
Lawrence P First
Gleico Trading C
Grant Deed
related
$118,750 · Breyer Oscar
—
—
Lau Mary F Trust
—
Deed Of Trust
related
$975,000 · United Commercial 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.
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