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Property profile & analytics
OFF-MARKET
Estimated value
$4,655,000
Turn key restaurants
20670 Victoria Ln Queen Creek, AZ 85142-0331
Individually Owned
2-yr Hold
Free & Clear
Property ID
US07-2638562
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2023
Total area
7,674 SF
Lot
1.08 ac (47,235 SF)
Zoning code
C-2
APN
304-66-899
UPID
US07-2638562
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
-
Panera Bread Bakery Specialty Food Shop
-
Davey Jones Fireworks Discount Store Party Supply Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.62M
Blend (final)
Blend
$4.66M
Owner & transaction history
Keith James Rocha · 2 yrs held
Keith James Rocha
since 2023
Last sale
$5.1M
6 recorded transactions
Zoning & alternative use
C-2 · Queen Creek, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of C-2 is to provide General commercial activities designed to serve the community such as repair shops, wholesale businesses, warehousing, and limited retail sales, with some outdoor display of goods, but limited outdoor operations
Zone name
General Commercial District
General category
COMMERCIAL
Zone area
882.60 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$6.2M
+40.8%
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 Queen Creek submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Queen Creek 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
$6,065,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,375,000
Current use
COMMERCIAL (GENERAL)
$6,160,000
Change: +41% · Conversion: Easy
Blend value · Realmo final
$4.66M
Range $4.83M – $4.93M · vs last sale $5.10M (Aug 30 2023)
Last sale anchor
$5.10M
Aug 30 2023
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
$607 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$10,190
Tax year 2023
Assessed value
$425,910
Assessed 2024
Previous assessed
$425,910
+0.0% YoY
Effective rate
2.39%
On assessed value
Land market value
$1,465,700
Improvement market value
$1,115,573
Total market value
$2,581,273
Applied tax rate
952,507.0000
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
Off-Market
Year built
2023
Heating
NONE
Stories
1
Total area
7,674 SF
Lot
1.08 ac (47,235 SF)
Zoning code
C-2
APN
304-66-899
UPID
US07-2638562
Jurisdiction
MARICOPA
Zoning & alternative use
C-2 · Queen Creek, AZZoning C-2 · permitted uses
C-2 · Queen Creek, AZ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of C-2 is to provide General commercial activities designed to serve the community such as repair shops, wholesale businesses, warehousing, and limited retail sales, with some outdoor display of goods, but limited outdoor operations
Zone name
General Commercial District
General category
COMMERCIAL
Zone area
882.60 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$4.4M
COMMERCIAL (GENERAL)
Est. value
$6.2M
RESTAURANT Current
COMMERCIAL (GENERAL)
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
2023
Heating
NONE
Stories
1
Lot
1.08 ac
Current owner
From public records · entity-resolved
Keith James Rocha
Individual
Free & Clear · 2 yrs held
Mailing address
PO BOX 2276, SARATOGA, CA 95070-0276
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2023
$5,104,000
Keith James Rocha
Avalon Queen Creek LLC
Special Warranty Deed
—
Jul 29, 2021
$2,500,000
Avalon Queen Creek LLC
First International Bank & Trust
Special Warranty Deed
$3,030,000 · Radar Capital Partners LLC
Dec 5, 2012
$600,000
First International Bk & Trust
Warworth LLC
Grant Deed
—
Apr 9, 2012
—
Warworth LLC
B & M 1 LLC
Grant Deed
—
Nov 10, 2011
—
B & M 1 LLC
Amtrust Bk
Grant Deed
—
Mar 17, 2008
$1,500,000
Amtrust Bank
Dp94 LLC
Grant Deed
—
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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