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Property profile & analytics
OFF-MARKET
Estimated value
$6,720,000
Retail space
72189 Varner Rd Thousand Palms, CA 92276-3364
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1154171
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1995
Construction
TILT-UP CONCRETE
Total area
19,636 SF
Lot
3.45 ac (150,282 SF)
APN
650-090-042
UPID
US09-1154171
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
-
U-Haul Neighborhood Dealer Car Rental Facility
-
Little Sisters Truck Wash Thousand Palms Car Wash
-
Faster Lube N Truck Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.86M
CAP Approach
CAP
$4.33M
Comparable Approach
Comparable
$4.15M
Blend (final)
Blend
$6.72M
Owner & transaction history
Little Sisters California Realty Ll · 3 yrs held
Little Sisters California Realty Ll
since 2023
Last sale
$6.6M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$8.5M
+30.5%
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 Thousand Palms submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Thousand Palms 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
$6,920,000
ML approach
$6,860,000
CAP Approach
CAP Return
Estimation
6%
$4,690,000
6.5%
$4,330,000
7%
$4,020,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,495,000
Current use
AUTO REPAIR, GARAGE
$8,480,000
Change: +30% · Conversion: Difficult
WAREHOUSE, STORAGE
$5,800,000
Change: -11% · Conversion: Difficult
MEDICAL BUILDING
$5,370,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$6.72M
Range $6.05M – $7.39M · ±10% · vs last sale $6.55M (Jan 11 2023)
Last sale anchor
$6.55M
Jan 11 2023
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
$342 / 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
$84,102
Tax year 2024
Assessed value
$6,681,000
Assessed 2024
Previous assessed
$6,681,000
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,530,000
Assessed improvement
$5,151,000
Applied tax rate
61.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1995
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
19,636 SF
Lot
3.45 ac (150,282 SF)
APN
650-090-042
UPID
US09-1154171
Jurisdiction
RIVERSIDE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$6.5M
AUTO REPAIR, GARAGE
Est. value
$8.5M
WAREHOUSE, STORAGE
Est. value
$5.8M
MEDICAL BUILDING
Est. value
$5.4M
RETAIL STORES Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
MEDICAL BUILDING
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
1995
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
3.45 ac
Current owner
From public records · entity-resolved
Little Sisters California Realty Ll
Entity
Mailing address
14264 E VLY BLVD, FONTANA, CA 92335-5293
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 11, 2023
$6,550,000
Little Sisters California Realty Ll
Little Sisters Truck Wash
Grant Deed
$6,740,000 · Little Sisters Truck Wash
Jul 11, 2017
—
Little Sisters Truck Wash
—
Deed
related
$6,100,000 · California Bk&tr
Apr 20, 2004
—
Sisters Truck Wash Little
—
Deed Of Trust
related
$6,250,000 · California Bank & Trust
Jul 1, 2002
—
S Little
Anelle,r Etal
Grant Deed
related
—
—
—
Sisters Truck Wash Little
—
Deed Of Trust
related
$5,325,000 · California Bank & Trust
—
—
Little Sisters Truck Wash
—
Deed Of Trust
related
$6,100,000 · California Bk&tr
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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