Entity Owned Property summary
AI-generated overview
This exceptional single-tenant, Class A storefront investment property, located at 73670-73680 El Paseo in Palm Desert, California, presents a compelling opportunity. The 9,900 square foot building, situated on a 0.5-acre lot, is currently 100% occupied by a corporate tenant under an Absolute NNN lease with a corporate guarantee. The lease commenced October 1, 2022, and has a remaining term of 7.9 years, expiring September 30, 2032, with two five-year options to extend. The property boasts a strong 5.50% cap rate, generating a net operating income (NOI) of $479,460. Built in 1999 and extensively renovated in 2003 (including a $6 million upgrade in 2022), the property benefits from a prime location within the prestigious El Paseo Shopping District, surrounded by luxury retailers. The lease includes a 10% rent increase in October 2027, projecting a cap rate increase to 6.05%. The property features one building, one story, and is categorized as a Core+ investment, single-tenant NNN. The asking price is $8,725,000, translating to a price per square foot of $874.25. The property's APN is 627-212-017. This is a 1031 exchange eligible property.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1999
Construction
TILT-UP CONCRETE
Total area
10,090 SF
Lot
0.5 ac (21,780 SF)
APN
627-212-017
UPID
US09-0260221
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.66M
Blend (final)
Blend
$10.74M
Owner & transaction history
since 2025
Last sale
$8.4M
2 recorded transactions
Zoning & alternative use
Top alternative use upside
Commercial (general)
$10.3M
+171.2%
Neighborhood: shopping center
$8.7M
+128.1%
Apartment house (5+ units)
$6.4M
+67.0%
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 11 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
$10.74M
Value range
$9.66M – $11.81M
±10% around blend
Estimated value / SF
$1,064 / SF
Confidence
High
11 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$9.66M
blend $10.74M
$11.81M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
10,090 SF
Lot area
0.5 ac
Year built
1999
Stories
1
APN
627-212-017
Assessed value
$5,359,148
Annual tax
$79,230
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$5.25M
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.8 mi away · 12,782 SF
9.2 mi away · 12,605 SF
35.3 mi away · 11,600 SF
36.4 mi away · 7,453 SF
43.8 mi away · 7,200 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$10.74M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 30 sales
$377
+182%
Submarket 43 sales
$367
+190%
County 927 sales
$331
+222%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $1,064/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+171%
vs current-use indication
Neighborhood: Shopping Center
Apartment House (5+ Units)
Restaurant
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
Not available
Operating expenses
Not available
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: replacement-cost inputs are not on file.
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 · 11 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$8.40M
Move the market yield to see immediate price impact.
Value / SF
$833
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
5.00%7.00%9.00%
$529k
$10.58M
$7.56M
$5.88M
$588k
$11.76M
$8.40M
$6.53M
$647k
$12.94M
$9.24M
$7.19M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$3.70M
5.5 mi · Apr 2026 · $480/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$79,230
Tax year 2024
Assessed value
$5,359,148
Assessed 2024
Previous assessed
$5,359,148
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$729,505
Assessed improvement
$4,629,643
Applied tax rate
18.0000
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
1999
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
10,090 SF
Lot
0.5 ac (21,780 SF)
APN
627-212-017
UPID
US09-0260221
Jurisdiction
RIVERSIDE
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
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
1999
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.5 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
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.
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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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