Entity Owned 
For Lease
1 / 4
$1,160,000
73940 El Paseo, Palm Desert, CA 92260
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Property summary
AI-generated overview
This exceptional 4,971-square-foot freestanding retail/office building is situated in the heart of Palm Desert's El Paseo shopping, dining, and entertainment district. Located at 73940 El Paseo, between San Luis Rey Avenue and Portola Avenue (APN 627-222-028), this Class B property boasts unparalleled visibility with extensive street frontage and floor-to-ceiling display windows. Built in 1972 on a 0.24-acre lot, the single-story building offers an open floor plan ideal for a variety of uses, including retail, restaurants, or offices. Ample on-street parking is available, along with convenient private rear parking. Its prime location within walking distance of high-end retailers, restaurants, and hotels makes this a truly unique investment opportunity in the coveted Coachella Valley's El Paseo Corridor submarket. The property features a single tenancy and is easily accessible. This meticulously maintained building presents an exceptional chance to establish a presence in one of Southern California's most desirable commercial areas.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1973
Construction
WOOD
Total area
5,000 SF
Lot
0.23 ac (10,018 SF)
Zoning code
C1SP
APN
627-222-028
UPID
US09-3315768
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
-
Hotel & Motel Resort
-
Furniture & Home Goods Home Decor Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.18M
CAP Approach
CAP
$1.11M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.16M
Owner & transaction history
since 2025
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
C1SP · Palm Desert, CA
Top alternative use upside
Office building
$1.9M
+0.2%
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.
Full NOI build-up · 6 steps
All 13 comparables with addresses
2 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
$1.16M
Value range
$1.04M – $1.28M
±10% around blend
Estimated value / SF
$232 / SF
Confidence
High
13 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$1.04M
blend $1.16M
$1.28M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,000 SF
Lot area
0.23 ac
Year built
1973
Stories
1
APN
627-222-028
Zoning
C1SP
Assessed value
$1,273,449
Annual tax
$22,331
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.11M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.20M
@ 6.5% CAP return
$1.11M
@ 7% CAP return
$1.03M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$22,331
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$725k
Weighted, 13 comps · high confidence
Evidence
13 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
32.2 mi away · 4,664 SF
34.5 mi away · 3,824 SF
49.4 mi away · 3,850 SF
53.2 mi away · 3,612 SF
54.1 mi away · 6,300 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.16M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 30 sales
$377
-39%
Submarket 43 sales
$367
-37%
County 927 sales
$331
-30%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $232/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+0%
vs current-use indication
Retail Stores · current use
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
Market benchmark
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 · 13 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
6.20%
Selected cap rate for this retail space
Derived from the Palm Desert market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.20%
9.0%
NOI (est.)
$71k *
Last sale · Jun 2025
$1.50M
* 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$1.15M
Move the market yield to see immediate price impact.
Value / SF
$230
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
5.70%6.20%6.70%
$64k
$1.13M
$1.03M
$957k
$71k
$1.25M
$1.15M
$1.06M
$78k
$1.38M
$1.26M
$1.17M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
13 found
High confidence · county-verified
Closest comparable
$69k
9.2 mi · Dec 2025 · $16/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$22,331
Tax year 2024
Assessed value
$1,273,449
Assessed 2024
Previous assessed
$1,273,449
+0.0% YoY
Effective rate
1.75%
On assessed value
Assessed land
$424,483
Assessed improvement
$848,966
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
For Lease
Year built
1973
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
5,000 SF
Lot
0.23 ac (10,018 SF)
Zoning code
C1SP
APN
627-222-028
UPID
US09-3315768
Jurisdiction
RIVERSIDE
Zoning & alternative use
C1SP · Palm Desert, CAZoning C1SP · permitted uses
C1SP · Palm Desert, 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
1973
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.23 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C1SP
Jurisdiction
Palm Desert, CA
Recorded code
C1SP
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C1SP in Palm Desert, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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