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Property profile & analytics
OFF-MARKET
Estimated value
$2,970,000
Assisted living facilities
68111 Calle Las Tiendas Desert Hot Springs, CA 92240-6435
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4339692
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1960
Construction
WOOD
Total area
6,920 SF
Lot
1.38 ac (60,112 SF)
Zoning code
TR
APN
644-142-022
UPID
US09-4339692
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.80M
Blend (final)
Blend
$2.97M
Owner & transaction history
Bella Monte II Realty LLC · 5 yrs held
Bella Monte II Realty LLC
since 2020
Last sale
$2.4M
4 recorded transactions
Zoning & alternative use
TR · Desert Hot Springs, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.3M
+73.5%
Industrial (general)
$3.8M
+53.1%
Auto repair, garage
$3.0M
+20.7%
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 Desert Hot Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Desert Hot 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
$3,125,000
ML approach
$3,120,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$2,475,000
Current use
RESTAURANT
$4,295,000
Change: +74% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,790,000
Change: +53% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,990,000
Change: +21% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,045,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$2.97M
Range $2.67M – $3.27M · ±10% · vs last sale $2.40M (Dec 23 2020)
Last sale anchor
$2.40M
Dec 23 2020
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
$429 / 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
$33,630
Tax year 2024
Assessed value
$2,546,897
Assessed 2024
Previous assessed
$2,546,897
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$708,886
Assessed improvement
$1,838,011
Applied tax rate
14.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1960
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
6,920 SF
Lot
1.38 ac (60,112 SF)
Zoning code
TR
APN
644-142-022
UPID
US09-4339692
Jurisdiction
RIVERSIDE
Zoning & alternative use
TR · Desert Hot Springs, CA
Zoning TR · permitted uses
TR · Desert Hot Springs, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Desert Hot Springs. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$2.5M
RESTAURANT
Est. value
$4.3M
INDUSTRIAL (GENERAL)
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$3.0M
WAREHOUSE, STORAGE
Est. value
$2.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RESTAURANT
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1960
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
1.38 ac
Current owner
From public records · entity-resolved
Bella Monte II Realty LLC
Entity
Mailing address
2477 E COMMERCIAL BLVD, FORT LAUDERDALE, FL 33308-4041
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2020
$2,400,000
Bella Monte II Realty LLC
Belia Monte Hot Springs Resort & Sp
Grant Deed
$1,820,000 · Belmont County National Bank
Sep 25, 2008
—
Monte Spgs Resort Bella
Alterra Resorts INC
Grant Deed
—
Sep 30, 2005
$1,300,000
Alterra Resorts INC
Kman Enterprises INC
Corporation Deed
$754,000 · Blx Capital LLC
Dec 27, 2002
$750,000
Kman Enterprises INC
Hong,in H
Grant Deed
$525,000 · Community National 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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