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Property profile & analytics
OFF-MARKET
Estimated value
$5,930,000
Turn key restaurants
28676 Old Town Frnt St Temecula, CA 92590-2704
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2790598
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1966
Construction
WOOD
Total area
3,754 SF
Lot
0.32 ac (13,939 SF)
Zoning code
C1
APN
922-044-009
UPID
US09-2790598
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.82M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.60M
Blend (final)
Blend
$5.93M
Owner & transaction history
Front Street Holdings LLC · 3 yrs held
Front Street Holdings LLC
since 2022
Last sale
$6.0M
6 recorded transactions
Zoning & alternative use
C1 · Temecula, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.8M
+64.9%
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 Temecula submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Temecula 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
$5,910,000
ML approach
$5,815,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,845,000
Change: +65% · Conversion: Easy
Blend value · Realmo final
$5.93M
Range $5.34M – $6.52M · ±10% · vs last sale $6.00M (Aug 26 2022)
Last sale anchor
$6.00M
Aug 26 2022
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
$1,580 / 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
$35,831
Tax year 2024
Assessed value
$3,038,903
Assessed 2024
Previous assessed
$3,038,903
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$1,420,860
Assessed improvement
$1,618,043
Applied tax rate
13.0000
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
1966
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
3,754 SF
Lot
0.32 ac (13,939 SF)
Zoning code
C1
APN
922-044-009
UPID
US09-2790598
Jurisdiction
RIVERSIDE
Zoning & alternative use
C1 · Temecula, CA
Zoning C1 · permitted uses
C1 · Temecula, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Temecula. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$3.8M
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
1966
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Lot
0.32 ac
Current owner
From public records · entity-resolved
Front Street Holdings LLC
Entity
Mailing address
31938 TEMECULA PKWYA340, TEMECULA, CA 92592-6810
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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 26, 2022
$6,000,000
Front Street Holdings LLC
Bridgeton Lake Holdings LLC
Grant Deed
$3,000,000 · Bank Five Nine
Aug 26, 2022
—
Front Street Holdings LLC
—
Deed
related
$2,467,000 · Business Finance Capital
Apr 13, 2022
—
Bridgeton Lake Holdings LLC
Kenneth Earl Rauton
Quit Claim Deed
related
—
Dec 29, 2008
—
Kenneth E Rauton
Rauton,diane M
Quit Claim Deed
related
—
Jun 4, 2004
—
Hasson,tr
Hasson,samuel & Gloria
Quit Claim Deed
related
—
Apr 15, 2004
—
Rauton,tr
Rauton,kenneth E & Diane M
Quit Claim Deed
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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