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Property profile & analytics
FOR LEASE
Medical Office Space
73950 Alessandro Dr Palm Desert, CA 92260
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1884623
For Lease
1 / 30
$4,890,000
73950 Alessandro Dr, Palm Desert, CA 92260
View Listing →
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2001
Construction
TILT-UP CONCRETE
Total area
12,027 SF
Lot
0.81 ac (35,283 SF)
APN
627-183-018
UPID
US09-1884623
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.03M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.58M
Blend (final)
Blend
$4.89M
Owner & transaction history
Eye Real Estate Partners Redlands L · 3 yrs held
Eye Real Estate Partners Redlands L
since 2022
Last sale
$5.0M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$7.6M
+130.6%
Restaurant
$7.5M
+127.1%
Auto repair, garage
$5.2M
+58.0%
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
$4,845,000
ML approach
$5,025,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$3,290,000
Current use
APARTMENT HOUSE (5+ UNITS)
$7,580,000
Change: +131% · Conversion: Moderate
RESTAURANT
$7,465,000
Change: +127% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,195,000
Change: +58% · Conversion: Difficult
OFFICE BUILDING
$4,545,000
Change: +38% · Conversion: Easy
RETAIL STORES
$4,540,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$4.89M
Range $4.40M – $5.38M · ±10% · vs last sale $5.00M (Dec 15 2022)
Last sale anchor
$5.00M
Dec 15 2022
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
$407 / 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
$62,658
Tax year 2024
Assessed value
$5,100,000
Assessed 2024
Previous assessed
$5,100,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$765,000
Assessed improvement
$4,335,000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
For Lease
Year built
2001
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Total area
12,027 SF
Lot
0.81 ac (35,283 SF)
APN
627-183-018
UPID
US09-1884623
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
MEDICAL BUILDING Current
Est. value
$3.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.6M
RESTAURANT
Est. value
$7.5M
AUTO REPAIR, GARAGE
Est. value
$5.2M
OFFICE BUILDING
Est. value
$4.5M
RETAIL STORES
Est. value
$4.5M
MEDICAL BUILDING Current
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
2001
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
0.81 ac
Current owner
From public records · entity-resolved
Eye Real Estate Partners Redlands L
Entity
Mailing address
5712 CASA LOMA AVE, YORBA LINDA, CA 92886-5167
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2022
$5,000,000
Eye Real Estate Partners Redlands L
Craig S Rosenblum
Grant Deed
$390,000 · Zb NA
Mar 9, 2007
—
Rosenblum Craig S Trust
Rosenblum,craig S
Quit Claim Deed
related
—
Sep 14, 1999
$210,000
Craig S Rosenblum
Barbatti & Johnson
Grant Deed
—
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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