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Property profile & analytics
OFF-MARKET
Estimated value
$3,935,000
Office buildings
490 Farrell Dr Palm Springs, CA 92262-7992
Entity Owned
29-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2765484
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
WOOD
Total area
19,276 SF
Lot
1.32 ac (57,499 SF)
Zoning code
P
APN
502-230-005
UPID
US09-2765484
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
-
Jewish Family Service Of The Desert Family Counselor
-
The Pediatric Dentists Dental Office
-
Steven J. Niethamer Dental Office
-
American Academy-Pediatric Dental Office
-
Darrin Collins Hair Stylist Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.97M
Comparable Approach
Comparable
$4.36M
Blend (final)
Blend
$3.94M
Owner & transaction history
Ap-farrell Ramon LLC · 29 yrs held
Ap-farrell Ramon LLC
since 1996
2 recorded transactions
Zoning & alternative use
P · Palm Springs, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$6.6M
+34.5%
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 Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palm Springs 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%
$5,385,000
6.5%
$4,970,000
7%
$4,615,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,870,000
Current use
RETAIL STORES
$6,550,000
Change: +34% · Conversion: Moderate
Blend value · Realmo final
$3.94M
Range $3.54M – $4.33M · ±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
$204 / 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
$46,441
Tax year 2024
Assessed value
$3,609,640
Assessed 2024
Previous assessed
$3,609,640
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$846,296
Assessed improvement
$2,763,344
Applied tax rate
11.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1982
Construction
WOOD
Heating
NONE
Stories
2
Total area
19,276 SF
Lot
1.32 ac (57,499 SF)
Zoning code
P
APN
502-230-005
UPID
US09-2765484
Jurisdiction
RIVERSIDE
Zoning & alternative use
P · Palm Springs, CA
Zoning P · permitted uses
P · Palm Springs, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Palm Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.9M
RETAIL STORES
Est. value
$6.6M
OFFICE BUILDING Current
RETAIL STORES
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
1982
Construction
WOOD
Heating
NONE
Stories
2
Lot
1.32 ac
Current owner
From public records · entity-resolved
Ap-farrell Ramon LLC
Entity
Mailing address
12447 LEWIS ST STE #203, GARDEN GROVE, CA 92840-6601
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1996
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 1996
—
Ap-farrell Ramon LLC
—
Deed Of Trust
related
$38,000,000 · Credit Suisse First Boston
—
—
Ap-farrell Ramon LLC
—
Deed Of Trust
related
$309,000,000 · Pfp IV Sub Vi LLC
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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