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Property profile & analytics
OFF-MARKET
Estimated value
$4,010,000
Retail space
72996 El Paseo Palm Desert, CA 92260-3303
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2957974
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1980
Construction
TILT-UP CONCRETE
Total area
9,933 SF
Lot
0.79 ac (34,412 SF)
Zoning code
PC3S
APN
640-170-009
UPID
US09-2957974
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
-
J Russell Bldg Shopping Center & Mall
-
allyscottstyling Hair Salon
-
Permanent Makeup By Yen Rist Medical Clinic Skin Care Clinic
-
J Russell The Salon Hair Salon Nail Salon
-
DermaLux Repigmentation Clinic Medical Clinic Skin Care Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.58M
Blend (final)
Blend
$4.01M
Owner & transaction history
Paseo Palm Desert LLC · 2 yrs held
Paseo Palm Desert LLC
since 2023
Last sale
$3.9M
6 recorded transactions
Zoning & alternative use
PC3S · Palm Desert, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$6.3M
+67.0%
Restaurant
$6.2M
+64.5%
Auto repair, garage
$4.3M
+14.4%
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 Desert submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palm Desert 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
$4,120,000
ML approach
$4,115,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,750,000
Current use
APARTMENT HOUSE (5+ UNITS)
$6,260,000
Change: +67% · Conversion: Difficult
RESTAURANT
$6,165,000
Change: +64% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,290,000
Change: +14% · Conversion: Difficult
OFFICE BUILDING
$3,755,000
Change: +0% · Conversion: Easy
Blend value · Realmo final
$4.01M
Range $3.61M – $4.41M · ±10% · vs last sale $3.90M (Aug 11 2023)
Last sale anchor
$3.90M
Aug 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
$404 / 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
$49,392
Tax year 2024
Assessed value
$4,019,689
Assessed 2024
Previous assessed
$4,019,689
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$979,155
Assessed improvement
$3,040,534
Applied tax rate
18.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
9,933 SF
Lot
0.79 ac (34,412 SF)
Zoning code
PC3S
APN
640-170-009
UPID
US09-2957974
Jurisdiction
RIVERSIDE
Zoning & alternative use
PC3S · Palm Desert, CA
Zoning PC3S · permitted uses
PC3S · Palm Desert, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Palm Desert. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.3M
RESTAURANT
Est. value
$6.2M
AUTO REPAIR, GARAGE
Est. value
$4.3M
OFFICE BUILDING
Est. value
$3.8M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE 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
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.79 ac
Current owner
From public records · entity-resolved
Paseo Palm Desert LLC
Entity
Mailing address
12550 WHITTIER BLVD, WHITTIER, CA 90602-1042
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
Aug 11, 2023
—
Paseo Palm Desert LLC
Paseo Palm Desert LLC
Intrafamily Transfer
related
—
Jun 14, 2022
$3,900,000
Pasco Palm Desert LLC
Larry L Kramer
Grant Deed
—
Jun 13, 2022
$3,900,000
Paseo Palm Desert LLC
Larry L Kramer
Grant Deed
—
Dec 27, 2017
—
Larry L Kramer
—
Deed
related
$1,493,336 · First Nat'l Bk/nthrn Ca
—
—
Larry L Kramer
—
Deed Of Trust
related
$210,000 · First National Bank
—
—
Larry L Kramer
—
Loan Modification
related
$1,493,336 · First Nat'l Bk/nthrn Ca
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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