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Property profile & analytics
FOR LEASE
Turn key restaurants
13504 Poway Rd Poway, CA 92064
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9549489
For Lease
1 / 2
$4,370,000
13504 Poway Rd, Poway, CA 92064
View Listing →
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1982
Total area
3,000 SF
Zoning code
COMMERCIAL
APN
317-130-75-00
UPID
US09-9549489
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
-
Rubio's Coastal Grill Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.37M
Owner & transaction history
Windsor Imperial 111 LLC · 5 yrs held
Windsor Imperial 111 LLC
since 2020
Last sale
$4.0M
3 recorded transactions
Zoning & alternative use
COMMERCIAL · Poway, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.9M
+150.6%
Neighborhood: shopping center
$2.7M
+37.4%
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 Poway submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Poway 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
$5,030,000
ML approach
$4,455,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,930,000
Change: +151% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,705,000
Change: +37% · Conversion: Difficult
Blend value · Realmo final
$4.37M
Range $3.93M – $4.81M · ±10% · vs last sale $4.00M (Jul 31 2020)
Last sale anchor
$4.00M
Jul 31 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
$1,457 / 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
$12,110
Tax year 2024
Assessed value
$1,061,207
Assessed 2024
Previous assessed
$1,061,207
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$848,966
Assessed improvement
$212,241
Applied tax rate
17.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
For Lease
Year built
1982
Heating
NONE
Units
1
Total area
3,000 SF
Zoning code
COMMERCIAL
APN
317-130-75-00
UPID
US09-9549489
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Poway, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · Poway, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Poway. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$4.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1982
Heating
NONE
Units
1
Current owner
From public records · entity-resolved
Windsor Imperial 111 LLC
Entity
Free & Clear · 5 yrs held
Mailing address
687 S COAST HWY 101ST UNIT #233, ENCINITAS, CA 92024-3576
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 24, 2021
—
Liberty Creek Bd Partners LLC
—
Deed
related
$18,000,000 · Rga Reinsurance Company
Jul 31, 2020
$4,000,000
Windsor Imperial 111 LLC
Poway Bp Partners LLC
Grant Deed
—
Dec 18, 2019
$4,000,000
Poway Bp Partners LLC
Poway Town
Grant Deed
related
$2,785,000 · Western Alliance 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.
Try Rey
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