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Property profile & analytics
OFF-MARKET
Estimated value
$1,590,000
Turn key restaurants
1388 Kildaire Farm Rd Cary, NC 27511-5526
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US53-2181337
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1993
Construction
BRICK
Total area
5,411 SF
Lot
0.27 ac (11,761 SF)
Zoning code
GCP
APN
0763.18-41-1341 0193834
UPID
US53-2181337
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
-
La Buena Vida Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.72M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.63M
Blend (final)
Blend
$1.59M
Owner & transaction history
Smoky Mirror Properties LLC · 3 yrs held
Smoky Mirror Properties LLC
since 2022
Last sale
$1.5M
4 recorded transactions
Zoning & alternative use
GCP · Cary, NC
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 Cary submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cary 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
$1,620,000
ML approach
$1,715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,500,000
Change: -11% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,285,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.59M
Range $1.43M – $1.75M · ±10% · vs last sale $1.50M (Oct 21 2022)
Last sale anchor
$1.50M
Oct 21 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
$294 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$11,747
Tax year 2023
Assessed value
$1,172,328
Assessed 2023
Previous assessed
$1,172,328
+0.0% YoY
Effective rate
1.00%
On assessed value
Assessed land
$222,283
Assessed improvement
$950,045
Land market value
$222,283
Improvement market value
$950,045
Total market value
$1,172,328
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
1993
Construction
BRICK
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
5,411 SF
Lot
0.27 ac (11,761 SF)
Zoning code
GCP
APN
0763.18-41-1341 0193834
UPID
US53-2181337
Jurisdiction
WAKE
Zoning & alternative use
GCP · Cary, NC
Zoning GCP · permitted uses
GCP · Cary, NC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cary. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.3M
RETAIL STORES
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
1993
Construction
BRICK
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
Smoky Mirror Properties LLC
Entity
Mailing address
1388 KILDAIRE FARM RD, CARY, NC 27511-5526
Mailing matches property
Yes
Owner-occupied
Yes
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2022
$1,500,000
Smoky Mirror Properties LLC
Db Triple Dipper Reastaurant II LLC
Special Warranty Deed
$1,478,400 · First National Bank Of Pennsylvania
Nov 6, 2019
—
Db Triple Dipper Restaurant II
—
Grant Deed
related
$18,750,000 · Sunflower Bk
Oct 18, 2019
—
Db Triple Dipper Restaurant II
Db Triple Dipper Restaurant Ll
Quit Claim Deed
related
—
Dec 20, 2016
$1,000,000
Db Triple Dipper Restaurant Ll
Centre Structure Trust 7
Grant Deed
—
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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