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Property profile & analytics
OFF-MARKET
Estimated value
$3,335,000
Turn key restaurants
47150 Washington St La Quinta, CA 92253-2006
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3391473
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2004
Construction
WOOD
Total area
6,197 SF
Lot
0.48 ac (20,908 SF)
Zoning code
CR
APN
643-200-026
UPID
US09-3391473
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
-
Louise's Pantry Restaurant
-
Chula Artisan Eatery Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.91M
Blend (final)
Blend
$3.34M
Owner & transaction history
Paolini Enterprises INC · 1 yrs held
Paolini Enterprises INC
since 2025
Last sale
$3.4M
5 recorded transactions
Zoning & alternative use
CR · La Quinta, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.3M
+38.7%
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 La Quinta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Quinta 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
$2,960,000
ML approach
$3,010,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,845,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,335,000
Change: +39% · Conversion: Difficult
Blend value · Realmo final
$3.34M
Range $3.00M – $3.67M · ±10% · vs last sale $3.40M (Jun 3 2025)
Last sale anchor
$3.40M
Jun 3 2025
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
$538 / 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
$42,626
Tax year 2024
Assessed value
$3,468,000
Assessed 2024
Previous assessed
$3,468,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$714,000
Assessed improvement
$2,754,000
Applied tax rate
20.0000
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
2004
Construction
WOOD
Heating
NONE
Stories
2
Units
10
Total area
6,197 SF
Lot
0.48 ac (20,908 SF)
Zoning code
CR
APN
643-200-026
UPID
US09-3391473
Jurisdiction
RIVERSIDE
Zoning & alternative use
CR · La Quinta, CA
Zoning CR · permitted uses
CR · La Quinta, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Quinta. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.3M
RESTAURANT Current
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
2004
Construction
WOOD
Heating
NONE
Stories
2
Units
10
Lot
0.48 ac
Current owner
From public records · entity-resolved
Paolini Enterprises INC
Entity
Mailing address
1055 INDIAN SUMMER CT, RENO, NV 89511-5354
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2025
—
Paolini Enterprises INC
Christopher M Paolini
Deed
related
$1,586,300 · Meadows Bank
Sep 21, 2022
$3,400,000
Christopher M Paolini
Srb Oasis LLC
Grant Deed
$3,059,600 · Enterprise Bank & Trust
Aug 7, 2013
$1,575,000
Srb Oasis LLC
K-crest LLC
Grant Deed
$800,000 · Meriwest Cu
Jul 21, 2005
$700,000
K-crest LLC
Kouri,paul & Bobbie
Grant Deed
$1,600,000 · Cedars Bank
Mar 18, 2004
—
Paul Kouri
—
Trustees Deed
related
$1,309,000 · Cedars 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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