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Property profile & analytics
FOR LEASE
Office buildings
73321 Fred Waring Dr Palm Desert, CA 92260
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-2719268
For Lease
1 / 76
$1,710,000
73321 Fred Waring Dr, Palm Desert, CA 92260
View Listing →
Property summary
AI-generated overview
This exceptional 6,213-square-foot medical office building in Palm Desert, California, presents a unique owner-user opportunity. Located at 73321 Fred Waring Dr, 92260, this Class B, two-story building sits on a 0.25-acre lot (APN 627-041-046) and boasts a high-visibility location directly across from College of the Desert. The property features clean, modern architecture and a beautifully maintained desert landscape. Ample parking is provided with 5 spaces per 1,000 square feet of upgraded concrete parking, including some covered spaces. The interior benefits from quality tenant improvements completed by the previous tenant, California Psychcare. The flexible floor plan allows for a single tenant occupancy or subdivision into a maximum of three separate spaces, catering to diverse needs. The asking price is $2,150,000, translating to $346.05 per square foot. This multi-tenant building offers a compelling investment opportunity in a thriving location.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Construction
WOOD
Total area
6,890 SF
Lot
0.25 ac (10,890 SF)
Zoning code
R207M
APN
627-041-046
UPID
US09-2719268
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
-
Cpc Park
-
California Psychcare Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.78M
Comparable Approach
Comparable
$1.56M
Blend (final)
Blend
$1.71M
Owner & transaction history
73321 Fred Waring LLC
73321 Fred Waring LLC
since 2026
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
R207M · Palm Desert, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,925,000
6.5%
$1,775,000
7%
$1,650,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,605,000
Current use
RETAIL STORES
$2,600,000
Change: 0% · Conversion: Moderate
Blend value · Realmo final
$1.71M
Range $1.54M – $1.88M · ±10% · vs last sale $1.75M (Feb 9 2026)
Last sale anchor
$1.75M
Feb 9 2026
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
$248 / 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
$23,440
Tax year 2024
Assessed value
$1,906,219
Assessed 2024
Previous assessed
$1,906,219
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$273,408
Assessed improvement
$1,632,811
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2005
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Total area
6,890 SF
Lot
0.25 ac (10,890 SF)
Zoning code
R207M
APN
627-041-046
UPID
US09-2719268
Jurisdiction
RIVERSIDE
Zoning & alternative use
R207M · Palm Desert, CA
Zoning R207M · permitted uses
R207M · 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
OFFICE BUILDING Current
Est. value
$2.6M
RETAIL STORES
Est. value
$2.6M
OFFICE BUILDING Current
RETAIL STORES
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
2005
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
0.25 ac
Current owner
From public records · entity-resolved
73321 Fred Waring LLC
Entity
Mailing address
7 ROCKY LN, RANCHO MIRAGE, CA 92270-2600
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 9, 2026
$1,746,000
73321 Fred Waring LLC
8654 Falmouth LLC
Grant Deed
$800,000 · Pirozzi Family Trust
Mar 15, 2019
$2,025,000
8654 Falmouth LLC
Ca 73321 Fred Waring Drive PC
Grant Deed
—
Jun 28, 2018
—
Ca PC 73321 Fred Waring Drive
—
Grant Deed
related
$55,000,000 · Bmo Harris Bk NA
Apr 2, 2018
$1,875,000
Ca PC 73321 Fred Waring Drive
Palmdale Commerce LLC
Grant Deed
—
Apr 2, 2018
—
Sadeghi Family Trust
Sadeghi Ali
Quit Claim Deed
related
—
Apr 2, 2018
$375,000
Palmdale Commerce LLC
Sadeghi Fam Trust
Grant Deed
—
Oct 5, 2011
$900,000
Ali Sadeghi
Glassman Family Trust
Grant Deed
—
Mar 15, 2005
—
Glassman Family Trust
Glassman M A & S Y Trust
Quit Claim Deed
related
$1,148,000 · Palm Desert 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.
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