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Property profile & analytics
OFF-MARKET
Estimated value
$3,420,000
Retail space
80555 Us Hwy 111 Indio, CA 92201-6532
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3040084
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1992
Construction
TILT-UP CONCRETE
Total area
13,344 SF
Lot
1.14 ac (49,658 SF)
Zoning code
CPS
APN
600-230-002
UPID
US09-3040084
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
$3.61M
CAP Approach
CAP
$2.95M
Comparable Approach
Comparable
$3.84M
Blend (final)
Blend
$3.42M
Owner & transaction history
Wgs Indio LLC · 3 yrs held
Wgs Indio LLC
since 2022
Last sale
$3.3M
5 recorded transactions
Zoning & alternative use
CPS · Indio, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.6M
+53.8%
Warehouse, storage
$3.4M
+42.9%
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 Indio submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Indio 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
$3,535,000
ML approach
$3,610,000
CAP Approach
CAP Return
Estimation
6%
$3,190,000
6.5%
$2,945,000
7%
$2,730,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,360,000
Current use
OFFICE BUILDING
$3,625,000
Change: +54% · Conversion: Easy
WAREHOUSE, STORAGE
$3,370,000
Change: +43% · Conversion: Difficult
Blend value · Realmo final
$3.42M
Range $3.08M – $3.76M · ±10% · vs last sale $3.30M (Sep 30 2022)
Last sale anchor
$3.30M
Sep 30 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
$256 / 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
$43,578
Tax year 2024
Assessed value
$3,366,000
Assessed 2024
Previous assessed
$3,366,000
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$918,000
Assessed improvement
$2,448,000
Applied tax rate
7.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1992
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
13,344 SF
Lot
1.14 ac (49,658 SF)
Zoning code
CPS
APN
600-230-002
UPID
US09-3040084
Jurisdiction
RIVERSIDE
Zoning & alternative use
CPS · Indio, CA
Zoning CPS · permitted uses
CPS · Indio, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Indio. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.4M
OFFICE BUILDING
Est. value
$3.6M
WAREHOUSE, STORAGE
Est. value
$3.4M
RETAIL STORES Current
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1992
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
1.14 ac
Current owner
From public records · entity-resolved
Wgs Indio LLC
Entity
Mailing address
1430 VLG WAY STE J, SANTA ANA, CA 92705-4760
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2022
$3,300,000
Wgs Indio LLC
Vans Golf Properties LLC
Grant Deed
$2,640,000 · Jpmorgan Chase Bank NA
Dec 3, 2007
—
Vans Golf Properties LLC
Smart & Final Properties I LLC
Grant Deed
—
Jun 14, 2007
—
Smart & Final Properties I LLC
Smart & Final INC
Grant Deed
$175,000,000 · Bank Of America NA
Jun 25, 1997
$1,094,000
Smart & Final INC
Casino Realty INC
Grant Deed
—
—
—
Smart & Final INC
—
Deed Of Trust
related
$50,000 · Credit Lyonnais New York
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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