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Property profile & analytics
OFF-MARKET
Estimated value
$10,925,000
Office buildings
74785 Us Hwy 111 Indian Wells, CA 92210-7128
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-1577365
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1996
Construction
WOOD
Total area
39,195 SF
Lot
2.76 ac (120,225 SF)
Zoning code
HW
APN
625-150-008
UPID
US09-1577365
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
by Request
CAP Approach
CAP
$10.11M
Comparable Approach
Comparable
$6.98M
Blend (final)
Blend
$10.93M
Owner & transaction history
Encore Cowan LLC
Encore Cowan LLC
since 2025
Last sale
$10.5M
7 recorded transactions
Zoning & alternative use
HW · Indian Wells, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$16.9M
+16.2%
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 Indian Wells submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Indian Wells 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%
$10,950,000
6.5%
$10,105,000
7%
$9,385,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$14,565,000
Current use
AUTO REPAIR, GARAGE
$16,925,000
Change: +16% · Conversion: Difficult
RETAIL STORES
$14,385,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$10.93M
Range $9.83M – $12.02M · ±10% · vs last sale $10.53M (Jul 15 2025)
Last sale anchor
$10.53M
Jul 15 2025
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
$279 / 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
$127,465
Tax year 2024
Assessed value
$10,382,685
Assessed 2024
Previous assessed
$10,382,685
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,730,784
Assessed improvement
$7,651,901
Applied tax rate
16.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Off-Market
Year built
1996
Construction
WOOD
Heating
NONE
Stories
2
Total area
39,195 SF
Lot
2.76 ac (120,225 SF)
Zoning code
HW
APN
625-150-008
UPID
US09-1577365
Jurisdiction
RIVERSIDE
Zoning & alternative use
HW · Indian Wells, CAZoning HW · permitted uses
HW · Indian Wells, CA
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
OFFICE BUILDING Current
Est. value
$14.6M
AUTO REPAIR, GARAGE
Est. value
$16.9M
RETAIL STORES
Est. value
$14.4M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
1996
Construction
WOOD
Heating
NONE
Stories
2
Lot
2.76 ac
Current owner
From public records · entity-resolved
Encore Cowan LLC
Entity
Mailing address
333 SE 2ND AVE STE #3588, MIAMI, FL 33131-2183
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2025
$10,525,000
Encore Cowan LLC
Kh Indian Wells LLC
Grant Deed
$3,800,000 · Farmers & Merchants Bank Of Long Be
Mar 21, 2014
$6,500,000
Kh Indian Wells LLC
Assured Lender Services
Trustees Deed
related
—
Mar 2, 2007
—
Quince Ents LLC
Shah Family Trust
Grant Deed
related
—
Aug 22, 2003
—
Suresh C Shah
Shah,suresh
Quit Claim Deed
related
—
Apr 30, 2001
$1,650,000
Ministrelli Development INC
Blue Sky Properties LLC
Grant Deed
—
Nov 6, 1995
$250,000
Suresh Shah
Tahmouresie Trust
Grant Deed
—
Jan 26, 1995
$225,000
Mary Dicara
Tahmouresie Trust
Grant Deed
—
Nov 1, 1994
$450,000
Tahmouresie Trust
Shah,suresh
Grant Deed
$11,712 · Transamerica Financial Svc
Oct 7, 1994
$900,000
Suresh Shah
Palm Springs Investments INC
Grant Deed
—
—
—
Suresh Shah
—
Deed Of Trust
related
$3,500,000 · Eldorado Bank
—
—
Kh Indian Wells LLC
—
Deed Of Trust
related
$3,000,000 · Bank Of The West
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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