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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Manufacturing properties
86110 Ave 54 Coachella, CA 92236-3813
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-2748608
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2005
Total area
4,166 SF
Lot
1.37 ac (59,677 SF)
Zoning code
MS
APN
763-141-008
UPID
US09-2748608
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
-
Baja Boyz Towing Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$865k
CAP Approach
CAP
$525k
Comparable Approach
Comparable
$943k
Blend (final)
Blend
$715k
Owner & transaction history
Cesar Armando Verduzco · 4 yrs held
Cesar Armando Verduzco
since 2022
Last sale
$737,500
7 recorded transactions
Zoning & alternative use
MS · Coachella, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.1M
+22.6%
Office building
$1.1M
+21.9%
Warehouse, storage
$1.1M
+19.6%
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 Coachella submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Coachella 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
$705,000
ML approach
$865,000
CAP Approach
CAP Return
Estimation
6%
$570,000
6.5%
$525,000
7%
$490,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$930,000
Current use
MEDICAL BUILDING
$1,140,000
Change: +23% · Conversion: Difficult
OFFICE BUILDING
$1,130,000
Change: +22% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,110,000
Change: +20% · Conversion: Easy
Blend value · Realmo final
$715k
Range $644k – $787k · ±10% · vs last sale $738k (Jul 13 2022)
Last sale anchor
$738k
Jul 13 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
$172 / 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
$10,457
Tax year 2024
Assessed value
$822,691
Assessed 2024
Previous assessed
$822,691
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$167,325
Assessed improvement
$655,366
Applied tax rate
12.0000
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
Off-Market
Year built
2005
Heating
NONE
Buildings
2
Stories
1
Units
2
Total area
4,166 SF
Lot
1.37 ac (59,677 SF)
Zoning code
MS
APN
763-141-008
UPID
US09-2748608
Jurisdiction
RIVERSIDE
Zoning & alternative use
MS · Coachella, CAZoning MS · permitted uses
MS · Coachella, 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
INDUSTRIAL (GENERAL) Current
Est. value
$930,000
MEDICAL BUILDING
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$1.1M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
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
2005
Heating
NONE
Stories
1
Buildings
2
Units
2
Lot
1.37 ac
Current owner
From public records · entity-resolved
Cesar Armando Verduzco
Individual
Mailing address
PO BOX 157, INDIO, CA 92202-0157
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 13, 2022
—
Cesar Armando Verduzco
Cesar Armando Verduzco
Intrafamily Transfer
related
—
Oct 31, 2017
$737,500
Cesar Verduzco
Flores Family Trust
Grant Deed
$679,000 · Bank Of The West
Jan 24, 2007
—
Flores Family Trust
Flores,alberto & Brenda
Quit Claim Deed
related
—
Dec 26, 2003
$280,000
Primacy Relocation LLC
Flores,albert W & Bridgitte
Grant Deed
—
Dec 21, 2001
$80,000
Alberto Flores
Top Man Corp
Grant Deed
$35,000 · Palm Desert National Bank
—
—
Alberto Flores
—
Deed Of Trust
related
$487,500 · Palm Desert National Bank
—
—
Flores Family Trust
—
Loan Modification
related
—
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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