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Property profile & analytics
FOR LEASE
Manufacturing properties
74804 Joni Dr Palm Desert, CA 92260
Trust Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2678600
For Lease
1 / 2
$4,550/Mo
74804 Joni Dr, Palm Desert, CA 92260
View Listing →
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2003
Construction
TILT-UP CONCRETE
Total area
22,050 SF
Lot
0.52 ac (22,651 SF)
Zoning code
CPS
APN
624-072-020
UPID
US09-2678600
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
-
Joni Upholstery Furniture & Home Goods
-
Source Photography Studio (Bike/Boat/Book/etc) Store Photography Service
-
Get Fit Training Facility Gym & Fitness Center
-
Solo Chem-Dry Carpet Cleaning Service Leather Cleaning Service
-
GET-FIT Palm Desert (Bike/Boat/Book/etc) Store Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.79M
Comparable Approach
Comparable
$3.58M
Blend (final)
Blend
$2.89M
Owner & transaction history
Nerguizian Living Trust A · 18 yrs held
Nerguizian Living Trust A
since 2008
7 recorded transactions
Zoning & alternative use
CPS · 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%
$3,020,000
6.5%
$2,785,000
7%
$2,585,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,765,000
Current use
Blend value · Realmo final
$2.89M
Range $2.60M – $3.17M · ±10%
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
$131 / 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
$21,400
Tax year 2024
Assessed value
$1,737,327
Assessed 2024
Previous assessed
$1,737,327
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$261,819
Assessed improvement
$1,475,508
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
For Lease
Year built
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Total area
22,050 SF
Lot
0.52 ac (22,651 SF)
Zoning code
CPS
APN
624-072-020
UPID
US09-2678600
Jurisdiction
RIVERSIDE
Zoning & alternative use
CPS · Palm Desert, CA
Zoning CPS · permitted uses
CPS · 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
INDUSTRIAL (GENERAL) Current
Est. value
$4.8M
INDUSTRIAL (GENERAL) Current
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
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Lot
0.52 ac
Current owner
From public records · entity-resolved
Nerguizian Living Trust A
Trust
Mailing address
437 PROMONTORY DR W, NEWPORT BEACH, CA 92660-7337
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2023
—
Deanne Nerguizian
—
Deed
related
$850,000 · Zb NA
Jul 11, 2018
—
Deanne Nerguizian
—
Deed
related
$815,000 · Wells Fargo Bank NA
Mar 6, 2008
—
Nerguizian Living Trust A
Nerguizian Living Trust
Quit Claim Deed
related
—
Sep 12, 2003
—
Nerguizian,tr
Nerguizian,tr
Quit Claim Deed
related
$1,070,000 · Valley Independent Bank
Apr 10, 2002
—
Berj A Etal Nerguizian
Nerguizian,berj A Etal
Quit Claim Deed
related
—
May 9, 1995
$1,055,000
Berj A Nerguizian
Silver Trust
Grant Deed
$955,000 · Seller
—
—
Berj A Nergulzian
—
Deed Of Trust
related
$1,100,000 · First Community Bank Of Desert
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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