Individually Owned Property summary
AI-generated overview
This exceptional Cathedral City property presents a rare live/work opportunity, encompassing a fully improved 10,629 square foot building on a 0.34-acre lot (APN 687-162-011). The property, built in 1981 and zoned IP, features a two-story building with three units. The ground floor offers approximately 8,000 square feet of retail space, currently partially occupied. One vacant 2,000 square foot suite is ideal for an artist studio, retail, or flex industrial use. A second ground floor unit, approximately 6,000 square feet, is leased and fully improved as an animal care facility, complete with kennels, a dog salon, and outdoor recreation areas. Upstairs, a 3-bedroom, 2-bathroom residential unit boasts high-end finishes, a spacious living area, a chef's kitchen, and a private patio with stunning views. This multi-tenant building offers a unique blend of commercial and residential space, perfect for an owner-user seeking a combined live/work environment. The asking price is $2,200,000, translating to $206.98 per square foot of net rentable space (4,629 sq ft). This investment opportunity is situated at 68766 Perez Rd, Cathedral City, CA 92234, in Riverside County. The property's Class B designation reflects its solid construction and functionality. Don't miss this chance to acquire a truly unique and versatile property in a desirable location.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1976
Construction
TILT-UP CONCRETE
Total area
6,480 SF
Lot
0.35 ac (15,245 SF)
Zoning code
M1
APN
687-162-011
UPID
US09-0758835
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Animal Shelter Pet Adoption Service
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.04M
CAP Approach
CAP
$1.43M
Comparable Approach
Comparable
$1.56M
Blend (final)
Blend
$2.00M
Owner & transaction history
since 2022
Last sale
$1.9M
4 recorded transactions
Zoning & alternative use
M1 · Cathedral City, CA
Top alternative use upside
Auto repair, garage
$2.8M
+37.7%
Industrial (general)
$2.2M
+6.2%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
4 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
$2.00M
Value range
$1.80M – $2.20M
±10% around blend
Estimated value / SF
$309 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
50
$1.80M
blend $2.00M
$2.20M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,480 SF
Lot area
0.35 ac
Year built
1976
Stories
1
APN
687-162-011
Zoning
M1
Assessed value
$2,039,645
Annual tax
$24,824
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.43M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.55M
@ 6.5% CAP return
$1.43M
@ 7% CAP return
$1.33M
4
Sales comparison
Partial preview
Sales approach indication
$2.28M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.5 mi away · 7,044 SF
6.6 mi away · 5,000 SF
9.9 mi away · 7,715 SF
11.7 mi away · 6,720 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.00M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 44 sales
$313
-2%
Submarket 44 sales
$313
-2%
County 927 sales
$331
-7%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $309/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+38%
vs current-use indication
Industrial (general)
Retail Stores · current use
Warehouse, Storage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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 · 5 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
4.60%
Implied, in-place cap rate for this retail space
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 · 4.60%
9.0%
NOI (est.)
$131k *
Last sale · May 2022
$1.87M
* 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$2.84M
Move the market yield to see immediate price impact.
Value / SF
$438
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
4.10%4.60%5.10%
$117k
$2.87M
$2.55M
$2.30M
$131k
$3.18M
$2.84M
$2.56M
$144k
$3.50M
$3.12M
$2.82M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$2.40M
2.7 mi · Nov 2025 · $342/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$24,824
Tax year 2024
Assessed value
$2,039,645
Assessed 2024
Previous assessed
$2,039,645
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$437,456
Assessed improvement
$1,602,189
Applied tax rate
19.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Units
2
Total area
6,480 SF
Lot
0.35 ac (15,245 SF)
Zoning code
M1
APN
687-162-011
UPID
US09-0758835
Jurisdiction
RIVERSIDE
Zoning & alternative use
M1 · Cathedral City, CAZoning M1 · permitted uses
M1 · Cathedral City, 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
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Units
2
Lot
0.35 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
M1
Jurisdiction
Cathedral City, CA
Recorded code
M1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for M1 in Cathedral City, CA.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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