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Property profile & analytics
OFF-MARKET
Estimated value
$6,370,000
Turn key restaurants
20745 Walnut Rd Queen Creek, AZ 85142-0223
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US07-2553597
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2023
Total area
15,400 SF
Lot
9.7 ac (422,734 SF)
Zoning code
R1-43
APN
304-89-942A
UPID
US07-2553597
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
-
Portillo's Queen Creek Restaurant Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.60M
Blend (final)
Blend
$6.37M
Owner & transaction history
Qcs II LLC · 3 yrs held
Qcs II LLC
since 2023
1 recorded transaction
Zoning & alternative use
R1-43 · Queen Creek, AZ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of R1-43 is to provide areas for low intensity agricultural operations and to provide areas for very and low density single family uses in the Rural Preservation Tier, making R1-43 an appropriate transition district between rural and urban uses
Zone name
Rural Estate District
General category
RESIDENTIAL
Zone area
3,122.47 ac
Source
Realmo
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$8,780,000
Current use
Blend value · Realmo final
$6.37M
Range $5.73M – $7.01M · ±10%
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
$414 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$88
Tax year 2022
Assessed value
$776,291
Assessed 2024
Previous assessed
$1,631
+47,496.0% YoY
Effective rate
0.01%
On assessed value
Land market value
$2,507,500
Improvement market value
$2,356,860
Total market value
$4,864,360
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
15,400 SF
Lot
9.7 ac (422,734 SF)
Zoning code
R1-43
APN
304-89-942A
UPID
US07-2553597
Jurisdiction
MARICOPA
Zoning & alternative use
R1-43 · Queen Creek, AZZoning R1-43 · permitted uses
R1-43 · 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 R1-43 is to provide areas for low intensity agricultural operations and to provide areas for very and low density single family uses in the Rural Preservation Tier, making R1-43 an appropriate transition district between rural and urban uses
Zone name
Rural Estate District
General category
RESIDENTIAL
Zone area
3,122.47 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$8.8M
RESTAURANT Current
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
9.7 ac
Current owner
From public records · entity-resolved
Qcs II LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1121 W WARNER RD STE #109, TEMPE, AZ 85284-2819
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2023
—
Qcs II LLC
Richard T Thelander
Re-recorded Document
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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