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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Drive through restaurants
2131 County Ctr Dr, Santa Rosa, CA 95403-3001
Individually Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0311154
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2010
Construction
WOOD
Total area
3,452 SF
Lot
1.07 ac (46,609 SF)
APN
180-260-053-000
UPID
US09-0311154
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
-
Scenic Wedding California Wedding Service
-
In-N-Out Burger Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$575k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$578k
Blend (final)
Blend
$575k
Owner & transaction history
In-n-out Burgers · 16 yrs held
In-n-out Burgers
since 2010
7 recorded transactions
Zoning & alternative use
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 Santa Rosa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Rosa 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
$575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$945,000
Current use
COMMERCIAL (GENERAL)
$935,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$167 / 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
$53,787
Tax year 2024
Assessed value
$4,651,107
Assessed 2024
Previous assessed
$4,651,107
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$2,784,127
Assessed improvement
$1,866,980
Applied tax rate
4.0000
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
2010
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
3,452 SF
Lot
1.07 ac (46,609 SF)
APN
180-260-053-000
UPID
US09-0311154
Jurisdiction
SONOMA
Zoning & alternative use
Zoning · permitted uses
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
RESTAURANT Current
Est. value
$945,000
COMMERCIAL (GENERAL)
Est. value
$935,000
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
2010
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.07 ac
Current owner
From public records · entity-resolved
In-n-out Burgers
Individual
Mailing address
13502 HAMBURGER LN, BALDWIN PARK, CA 91706-5823
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
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
Apr 5, 2010
—
In-n-out Burgers
In-n-out Burgers
Quit Claim Deed
related
—
Apr 5, 2010
$2,200,000
In-n-out Burgers
Castaneda,nicolas & Laura E
Grant Deed
—
Nov 13, 2002
$2,363,636
Nicolas Castaneda
Conklin,tr
Grant Deed
$1,040,000 · Conklin Trust
Apr 11, 1994
—
Conklin Trust
Lyons Restaurant
Grant Deed
related
—
Dec 1, 1989
—
Lyons Restaurant
Sara Lee Corp
Grant Deed
related
—
—
—
Lyons Restaurant
—
Deed Of Trust
related
$52,200 · Us Natl Bank
—
—
Nicholas Castaneda
—
Deed Of Trust
related
$975,000 · Sonoma National Bank
—
—
Lyons Restaurant
—
Deed Of Trust
related
$52,200 · Us Natl Bank
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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