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Property profile & analytics
OFF-MARKET
Estimated value
$5,740,000
Drive through restaurants
78902 Hwy 111, La Quinta, CA 92253-2047
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2040969
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2022
Construction
WOOD
Total area
5,306 SF
Lot
0.63 ac (27,442 SF)
APN
643-080-051
UPID
US09-2040969
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
$5.94M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.92M
Blend (final)
Blend
$5.74M
Owner & transaction history
Panera LLC · 3 yrs held
Panera LLC
since 2023
Last sale
$5.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.4M
+64.9%
Apartment house (5+ units)
$5.3M
+59.4%
Neighborhood: shopping center
$4.6M
+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
$5,935,000
ML approach
$5,940,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,430,000
Change: +65% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$5,250,000
Change: +59% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,565,000
Change: +39% · Conversion: Difficult
Blend value · Realmo final
$5.74M
Range $5.17M – $6.31M · ±10% · vs last sale $5.46M (Mar 9 2023)
Last sale anchor
$5.46M
Mar 9 2023
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
$1,082 / 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
$68,362
Tax year 2024
Assessed value
$5,565,682
Assessed 2024
Previous assessed
$5,565,682
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,014,390
Assessed improvement
$4,551,292
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
2022
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,306 SF
Lot
0.63 ac (27,442 SF)
APN
643-080-051
UPID
US09-2040969
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
COMMERCIAL (GENERAL)
Est. value
$5.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.6M
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
2022
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.63 ac
Current owner
From public records · entity-resolved
Panera LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1245 E LAS TUNAS DR, SAN GABRIEL, CA 91776-1703
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 10, 2023
—
Milan Lq Tuscany LLC
—
Deed
related
—
Mar 9, 2023
—
Panera LLC
Shih Properties Incorporated
Lease
—
Mar 9, 2023
$5,457,000
Shih Properties Incorporated
Milan Lq One Xi LLC
Grant Deed
—
Jun 29, 2022
$4,000,000
Milan Lq One Xi LLC
One Eleven La Quinta Spe LLC
Grant Deed
—
Jun 29, 2022
—
Hobby Lobby Stores INC
One Eleven La Quinta Spe LLC
Lease
—
Nov 19, 2021
—
One Eleven La Quinta Spe LLC
—
Deed
related
$20,200,000 · Terracotta Credit Reit LLC
Jan 26, 2004
—
One Eleven La Quinta LLC
—
Grant Deed
related
$11,500,000 · Wells Fargo Bank
Aug 6, 1999
—
Washington/adams Partnership
—
Deed Of Trust
related
$5,100,000 · Lehman Capital Corp
—
—
Washington Plaza Associates
—
Deed Of Trust
related
$800,000 · Curci Trust #2
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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