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Property profile & analytics
OFF-MARKET
Estimated value
$11,895,000
Strip malls
78720 Hwy 111, La Quinta, CA 92253-2044
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3315240
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2007
Construction
WOOD
Total area
10,704 SF
Lot
1.49 ac (64,904 SF)
APN
643-220-024
UPID
US09-3315240
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
$9.04M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$12.58M
Blend (final)
Blend
$11.90M
Owner & transaction history
Milan Lq One Xi LLC · 3 yrs held
Milan Lq One Xi LLC
since 2022
Last sale
$11.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$11.0M
+18.9%
Apartment house (5+ units)
$10.6M
+15.0%
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
$12,000,000
ML approach
$9,040,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$9,215,000
Current use
COMMERCIAL (GENERAL)
$10,960,000
Change: +19% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$10,595,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$11.90M
Range $10.71M – $13.08M · ±10% · vs last sale $11.50M (Jun 29 2022)
Last sale anchor
$11.50M
Jun 29 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
$1,111 / 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
$52,093
Tax year 2024
Assessed value
$4,213,620
Assessed 2024
Previous assessed
$4,213,620
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,014,390
Assessed improvement
$3,199,230
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2007
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Total area
10,704 SF
Lot
1.49 ac (64,904 SF)
APN
643-220-024
UPID
US09-3315240
Jurisdiction
RIVERSIDE
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$9.2M
COMMERCIAL (GENERAL)
Est. value
$11.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.6M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
2007
Construction
WOOD
Heating
NONE
Stories
1
Units
2
Lot
1.49 ac
Current owner
From public records · entity-resolved
Milan Lq One Xi LLC
Entity
Mailing address
701 S PARKER ST STE #5300, ORANGE, CA 92868-4749
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2022
$11,500,000
Milan Lq One Xi LLC
Washington Adams Spe LLC
Grant Deed
—
Jun 29, 2022
—
Washington Adams Spe LLC
Washington Adams LLC
Assignment Of Agreement Of Sale
—
Jan 16, 2015
—
Washington Adams Spe LLC
Washington Adams LLC
Grant Deed
$11,500,000 · Starwood Mortgage Capital LLC
Mar 7, 2014
—
Washington Adams LLC
One Eleven La Quinta LLC
Grant Deed
$8,250,000 · Bbc Lq Retail Funding LLC
—
—
One Eleven La Quinta LLC
—
Deed Of Trust
related
$5,271,300 · Private Lender
—
—
One Eleven La Quinta LLC
—
Deed Of Trust
related
$4,500,000 · Key Bank NA
—
—
One Eleven La Quinta LLC
—
Deed Of Trust
related
$2,100,000 · Wells Fargo 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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