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Property profile & analytics
OFF-MARKET
Estimated value
$1,420,000
Turn key restaurants
1610 Dixie Fwy New Smyrna Beach, FL 32168-7732
Entity Owned
Free & Clear
Property ID
US18-3879936
Property summary
AI-generated overview
This established Beef O'Brady's restaurant in New Smyrna Beach, Florida presents a lucrative investment opportunity. Located on a high-traffic, four-lane road, this 4,164 square foot property sits on a 48,787.2 square foot lot (APN 3886976) and boasts a 29-year operational history (as of January 31, 2024). The asking price is $1,850,000 ($444.28/sq ft). The building, which underwent a significant rebuild 11 years ago, features a large dining area (seating 190), a 30-seat patio, and ample parking. The fully equipped kitchen includes two walk-in coolers, a walk-in freezer, a 24-tap draft system, five fryers, a flat-top grill, and a pizza oven. Additional amenities include a freestyle soda system, surround sound, a private office, and external storage. This turnkey operation offers significant potential for revenue growth through catering and event hosting. The property is zoned for retail, special purpose, land, and office use. All information is believed to be accurate but is not guaranteed.
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,164 SF
Lot
1.12 ac (49,000 SF)
Zoning code
B3
APN
7449-04-05-0100
UPID
US18-3879936
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.46M
Blend (final)
Blend
$1.42M
Owner & transaction history
Titusville F&b LLC
Titusville F&b LLC
since 2025
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
B3 · New Smyrna Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+10.4%
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 New Smyrna Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Smyrna Beach 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,485,000
Current use
COMMERCIAL (GENERAL)
$1,640,000
Change: +10% · Conversion: Easy
Blend value · Realmo final
$1.42M
Range $1.28M – $1.56M · ±10% · vs last sale $1.40M (May 14 2025)
Last sale anchor
$1.40M
May 14 2025
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
$341 / 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
$14,875
Tax year 2023
Assessed value
$811,287
Assessed 2023
Previous assessed
$711,760
+14.0% YoY
Effective rate
1.83%
On assessed value
Assessed land
$306,250
Assessed improvement
$505,037
Land market value
$306,250
Improvement market value
$505,037
Total market value
$811,287
Applied tax rate
601.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
3
Total area
4,164 SF
Lot
1.12 ac (49,000 SF)
Zoning code
B3
APN
7449-04-05-0100
UPID
US18-3879936
Jurisdiction
VOLUSIA
Zoning & alternative use
B3 · New Smyrna Beach, FL
Zoning B3 · permitted uses
B3 · New Smyrna Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New Smyrna Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.6M
RESTAURANT Current
COMMERCIAL (GENERAL)
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
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
3
Lot
1.12 ac
Current owner
From public records · entity-resolved
Titusville F&b LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1610 S DIXIE FWY, NEW SMYRNA BEACH, FL 32168-7732
Mailing matches property
Yes
Owner-occupied
Yes
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 14, 2025
$1,400,000
Titusville F&b LLC
Jng Beef LLC
Special Warranty Deed
—
Dec 29, 2017
$1,300,000
Jng Beef LLC
Simpson Farms INC
Warranty Deed
$1,151,800 · Centerstate Bank Of Florida NA
Oct 24, 2012
$430,000
Simpson Farms INC
Raindance Tavern LLC
Warranty Deed
$1,500,000 · Farm Credit Of Central Florida Aca
Mar 25, 2011
—
Fred Merkle
Beachside Restaurant Ventures
Trustees Deed
related
—
Aug 9, 2004
—
Beachside Restaurant Ventures
Carlos Restaurant Concepts In
Quit Claim Deed
related
$525,000 · Carlo's Restaurant Concepts In
Aug 9, 2004
$600,000
Beachside Restaurant Ventures
Carlos Restaurant Concepts In
Warranty Deed
—
—
—
Beachside Restaurant Ventures
—
Deed Of Trust
related
$436,827 · Merkle Marion T (te)
—
—
Trc Wings INC
—
Deed Of Trust
related
$115,214 · Simpson Farms INC
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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