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Property profile & analytics
OFF-MARKET
Estimated value
$8,240,000
Auto shops
79762 Hwy 111, La Quinta, CA 92253-4538
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-4790617
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
2020
Construction
TILT-UP CONCRETE
Total area
6,720 SF
Lot
0.8 ac (34,848 SF)
Zoning code
CPS
APN
600-010-023
UPID
US09-4790617
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
$8.61M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.24M
Owner & transaction history
Ara A Tchaghlassian Revocable Trust
Ara A Tchaghlassian Revocable Trust
since 2025
Last sale
$7.9M
7 recorded transactions
Zoning & alternative use
CPS · La Quinta, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.9M
+137.1%
Apartment house (5+ units)
$6.7M
+129.2%
Neighborhood: shopping center
$5.8M
+99.4%
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
$8,575,000
ML approach
$8,610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$6,880,000
Change: +137% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$6,650,000
Change: +129% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,785,000
Change: +99% · Conversion: Difficult
Blend value · Realmo final
$8.24M
Range $7.42M – $9.06M · ±10% · vs last sale $7.89M (Oct 19 2023)
Last sale anchor
$7.89M
Oct 19 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
$1,226 / 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
$32,104
Tax year 2024
Assessed value
$2,600,000
Assessed 2024
Previous assessed
$2,600,000
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$930,000
Assessed improvement
$1,670,000
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
2020
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
6,720 SF
Lot
0.8 ac (34,848 SF)
Zoning code
CPS
APN
600-010-023
UPID
US09-4790617
Jurisdiction
RIVERSIDE
Zoning & alternative use
CPS · La Quinta, CA
Zoning CPS · permitted uses
CPS · 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
COMMERCIAL (GENERAL)
Est. value
$6.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.8M
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
2020
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.8 ac
Current owner
From public records · entity-resolved
Ara A Tchaghlassian Revocable Trust
Trust
Mailing address
7000 MERRILL AVEB210-B, CHINO, CA 91710-9091
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 2, 2025
—
Ara A Tchaghlassian Revocable Trust
Ara A Tchaghlassian Revocable Trust
Deed
related
$10,500,000 · Golden State Bank
Oct 25, 2023
—
Tweety Capital LLC
—
Deed
related
$2,500,000 · Exchange Strategies Corporation
Oct 19, 2023
$7,885,500
Tweety Capital LLC
Hye LLC
Grant Deed
$7,800,000 · Cbp Fudn V LLC
Feb 25, 2022
—
Ava Property Investments LLC
—
Deed
related
$13,750,000 · Bbcn Bank
Dec 4, 2020
—
Ava Property Invs LLC
—
Deed
related
$17,500,000 · Siena Lending Group LLC Siena Lending Group LLC
Mar 24, 2020
—
Ava Property Investments LLC
—
Deed
related
$1,620,000 · United Pacific Bank
Sep 22, 2016
—
Ava Property Investments LLC
—
Trustees Deed
related
$1,620,000 · United Pacific Bk
Oct 18, 2013
$900,000
Ava Property Investments LLC
99 Only Stores
Grant Deed
—
Mar 25, 2010
—
Cents Only Stores 99
Rea La Quinta LLC
Quit Claim Deed
related
—
Jun 15, 2005
—
Rea La Quinta LLC
99 Only Stores
Grant Deed
$7,502,100 · California Bank & Trust
—
—
Ava Property Invs LLC
—
Deed Of Trust
related
$17,500,000 · Siena Lending Group LLC Siena Lending Group LLC
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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