Entity Owned Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1970
Construction
TILT-UP CONCRETE
Total area
34,378 SF
Lot
2.66 ac (115,869 SF)
Zoning code
CG
APN
603-310-024
UPID
US09-1506499
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.28M
CAP Approach
CAP
$7.58M
Comparable Approach
Comparable
$5.99M
Blend (final)
Blend
$9.08M
Owner & transaction history
since 2023
Last sale
$8.4M
4 recorded transactions
Zoning & alternative use
CG · Coachella, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$9.08M
Value range
$8.17M – $9.99M
±10% around blend
Estimated value / SF
$264 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
30
$8.17M
blend $9.08M
$9.99M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
34,378 SF
Lot area
2.66 ac
Year built
1970
Stories
2
APN
603-310-024
Zoning
CG
Assessed value
$8,135,703
Annual tax
$103,016
3
Income approach: direct capitalization
Partial preview
Income approach indication
$7.58M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$8.22M
@ 6.5% CAP return
$7.58M
@ 7% CAP return
$7.04M
4
Sales comparison
Partial preview
Sales approach indication
$24.31M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
14.7 mi away · 24,446 SF
58.3 mi away · 28,080 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$9.08M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 927 sales
$331
-20%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $264/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
5.40%
Implied, in-place cap rate for this grocery and convenience stores
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.40%
9.0%
NOI (est.)
$585k *
Last sale · Feb 2023
$8.35M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$10.82M
Move the market yield to see immediate price impact.
Value / SF
$315
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.90%5.40%5.90%
$526k
$10.74M
$9.74M
$8.92M
$585k
$11.93M
$10.82M
$9.91M
$643k
$13.12M
$11.91M
$10.90M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$30.43M
10.7 mi · Jan 2026 · $753/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$103,016
Tax year 2024
Assessed value
$8,135,703
Assessed 2024
Previous assessed
$8,135,703
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,462,336
Assessed improvement
$6,673,367
Applied tax rate
12.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1970
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
34,378 SF
Lot
2.66 ac (115,869 SF)
Zoning code
CG
APN
603-310-024
UPID
US09-1506499
Jurisdiction
RIVERSIDE
Zoning & alternative use
CG · Coachella, CAZoning CG · permitted uses
CG · Coachella, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1970
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
2.66 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CG
Jurisdiction
Coachella, CA
Recorded code
CG
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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