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Property profile & analytics
OFF-MARKET
Estimated value
$6,530,000
Retail space
79840 Hwy 111, La Quinta, CA 92253-6005
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-3365919
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
WOOD
Total area
23,161 SF
Lot
2.5 ac (108,900 SF)
APN
600-010-022
UPID
US09-3365919
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
$7.20M
CAP Approach
CAP
$5.11M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.53M
Owner & transaction history
Standard Insurance Company
Standard Insurance Company
since 2025
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$7,290,000
ML approach
$7,195,000
CAP Approach
CAP Return
Estimation
6%
$5,535,000
6.5%
$5,105,000
7%
$4,745,000
Alternative Use
Use
Estimation
RETAIL STORES
$10,540,000
Current use
AUTO REPAIR, GARAGE
$10,000,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$6.53M
Range $5.88M – $7.18M · ±10%
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
$282 / 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
$85,325
Tax year 2024
Assessed value
$6,900,000
Assessed 2024
Previous assessed
$6,900,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,500,000
Assessed improvement
$5,400,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2006
Construction
WOOD
Heating
NONE
Stories
1
Total area
23,161 SF
Lot
2.5 ac (108,900 SF)
APN
600-010-022
UPID
US09-3365919
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
RETAIL STORES Current
Est. value
$10.5M
AUTO REPAIR, GARAGE
Est. value
$10.0M
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
2006
Construction
WOOD
Heating
NONE
Stories
1
Lot
2.5 ac
Current owner
From public records · entity-resolved
Standard Insurance Company
Entity
Mailing address
12302 EXPOSITION BLVD, LOS ANGELES, CA 90064-1014
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 12, 2025
—
Standard Insurance Company
Aa Indio Outpost LLC
Deed
$4,150,000 · Standard Insurance Co
Feb 28, 2025
—
Aa Indio Outpost LLC
Pv Ocean View LLC
Deed
related
—
Oct 6, 2023
$6,900,000
Pv Ocean View LLC
Tng La Quinta LP
Grant Deed
—
Mar 17, 2023
—
Tng La Quinta LP
—
Deed
related
$3,528,145 · North American Savings Bank Fsb
Jan 20, 2023
—
99 Cents Only Stores LLC
Tng La Quinta LP
Lease
—
Jan 20, 2023
$5,429,500
Tng La Quinta LP
99 Cents Only Stores LLC
Grant Deed
—
Mar 23, 2021
—
99 Cents Only Stores LLC
—
Deed
related
—
Feb 20, 2018
—
99 Cents Only Stores LLC
—
Grant Deed
related
$459,723,234 · Royal Bk/canada
Mar 25, 2010
—
Cents Only Stores 99
99 Cents Only Stores
Quit Claim Deed
related
—
Dec 24, 2008
$2,925,000
Cents Only Stores 99
Fidelity National Title Co
Trustees Deed
related
—
Jun 15, 2005
—
Rea La Quinta LLC
99 Only Stores
Grant Deed
$7,502,100 · California Bank & Trust
—
—
99 Cents Only Stores LLC
—
Deed Of Trust
related
$140,110,000 · Wilmington Tr
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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