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Property profile & analytics
OFF-MARKET
Estimated value
$5,300,000
Mobile home & RV parks
88 Lazy C Rnch Rd Palm Springs, CA 92262-1139
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3278594
Property profile
Verified
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Year built
1960
Construction
WOOD
Total area
480 SF
Lot
11.4 ac (496,584 SF)
Zoning code
W2
APN
669-160-005
UPID
US10-3278594
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
-
The Lazy C Ranch Resort Campground & RV Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.30M
Owner & transaction history
Western Village Mhp LLC · 6 yrs held
Western Village Mhp LLC
since 2020
Last sale
$5.3M
7 recorded transactions
Zoning & alternative use
W2 · Palm Springs, 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 Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Palm Springs 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
$6,835,000
ML approach
$7,080,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.30M
Range $4.77M – $5.83M · ±10% · vs last sale $5.25M (Jan 2 2020)
Last sale anchor
$5.25M
Jan 2 2020
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
$11,042 / 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
$40,896
Tax year 2024
Assessed value
$3,318,463
Assessed 2024
Previous assessed
$3,318,463
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$664,764
Assessed improvement
$2,653,699
Applied tax rate
61.0000
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
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Status
Off-Market
Year built
1960
Construction
WOOD
Heating
NONE
Buildings
3
Stories
1
Total area
480 SF
Lot
11.4 ac (496,584 SF)
Zoning code
W2
APN
669-160-005
UPID
US10-3278594
Jurisdiction
RIVERSIDE
Zoning & alternative use
W2 · Palm Springs, CA
Zoning W2 · permitted uses
W2 · Palm Springs, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Palm Springs. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1960
Construction
WOOD
Heating
NONE
Stories
1
Buildings
3
Lot
11.4 ac
Current owner
From public records · entity-resolved
Western Village Mhp LLC
Entity
Mailing address
9454 WILSHIRE BLVD, BEVERLY HILLS, CA 90212-2931
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 2, 2020
$5,250,000
Western Village Mhp LLC
Vhs Holdings LLC
Grant Deed
—
Oct 4, 2016
—
Vhs Holdings LLC
—
Deed
related
$3,500,000 · C-iii Commercial Mortgage LLC
Apr 30, 2014
$253,000
Vhs Holdings LLC
Western Village Mobile Home Pa
Grant Deed
—
Mar 17, 2006
—
Keith John JR.
Keith,agnes M
Quit Claim Deed
related
—
Feb 25, 2004
—
Western Village LP
Western Village LP
Quit Claim Deed
related
$1,500,000 · Jackson Federal Bank
Aug 3, 1995
$1,000,000
Emerald Cove Acquisitions
Palm Springs 145
Trustees Deed
—
—
—
Jo Mourenlaurens
—
Deed Of Trust
related
$2,000,000 · Wells Fargo Bank
—
—
Vhs Holdings LLC
—
Loan Modification
related
$2,925,000 · Union Bk
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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