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Property profile & analytics
OFF-MARKET
Estimated value
$3,685,000
Drive through restaurants
2341 Buena Vis Rd Lexington, KY 40505-4823
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US34-0427201
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2005
Total area
5,250 SF
Lot
1.46 ac (63,598 SF)
Zoning code
B-5P
APN
20812304
UPID
US34-0427201
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
-
Sonny's BBQ Restaurant
-
Keith Johnson Car Dealership Shipping Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.67M
Blend (final)
Blend
$3.69M
Owner & transaction history
Acg Bbq Realty Co LLC · 4 yrs held
Acg Bbq Realty Co LLC
since 2021
Last sale
$2.7M
4 recorded transactions
Zoning & alternative use
B-5P · Lexington, KY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Article 11 - INTERCHANGE SERVICE BUSINESS (B-5P) ZONE Share Download Bookmark Print Sec. 11-1. - Intent. The intent of this zone is to permit the establishment of limited commercial facilities which should be located at limited access highway interchange areas so that the traveling public is conveniently provided with transient type services without endanger…
Zone name
Interchange Service Business
General category
COMMERCIAL
Zone area
362.11 ac
Top alternative use upside
Auto repair, garage
$1.9M
+12.0%
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 Lexington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lexington 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
$3,685,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,715,000
Current use
AUTO REPAIR, GARAGE
$1,920,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$3.69M
Range $3.32M – $4.05M · ±10% · vs last sale $2.72M (Aug 27 2021)
Last sale anchor
$2.72M
Aug 27 2021
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
$702 / 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
$33,636
Tax year 2023
Assessed value
$2,720,000
Assessed 2023
Previous assessed
$2,720,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Total market value
$2,720,000
Applied tax rate
1.0000
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
2005
Heating
YES
Cooling
WINDOW A/C
Stories
1
Units
1
Total area
5,250 SF
Lot
1.46 ac (63,598 SF)
Zoning code
B-5P
APN
20812304
UPID
US34-0427201
Jurisdiction
FAYETTE
Zoning & alternative use
B-5P · Lexington, KYZoning B-5P · permitted uses
B-5P · Lexington, KY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Article 11 - INTERCHANGE SERVICE BUSINESS (B-5P) ZONE Share Download Bookmark Print Sec. 11-1. - Intent. The intent of this zone is to permit the establishment of limited commercial facilities which should be located at limited access highway interchange areas so that the traveling public is conveniently provided with transient type services without endangering the movement along, as well as access to and from, the limited access highway. The standards contained in this Article are intended to provide adequate protection for, and consideration of, the traveling public. This zone should be established in accordance with the Goals, Objectives, Policies, and Development Criteria of the Comprehensive Plan. (Code 1983, § 11-1; Ord. No. 263-83 , § 1, 12-15-1983; Ord. No. 137-2016 , § 3(11-1), 7-7-2016; Ord. No. 020-2023 , § 20, 3-9-2023) Share Download Bookmark Print
Zone name
Interchange Service Business
General category
COMMERCIAL
Zone area
362.11 ac
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.9M
RESTAURANT 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
2005
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
1.46 ac
Current owner
From public records · entity-resolved
Acg Bbq Realty Co LLC
Entity
Mailing address
13650 NW 8TH ST STE #103, SUNRISE, FL 33325-6239
Ownership since
2021
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
Aug 27, 2021
$2,720,000
Acg Bbq Realty Co LLC
Acg Bbq LLC
Deed
$14,424,345 · Texas Capital Bk NA-agent
Apr 14, 2021
$1,750,000
Acg Bbq LLC
Carnahan Vineland Ltd Ptnrship
Deed
—
Jul 21, 2017
$1,965,812
Carnahan Vineland Ltd Ptnrship
Ber Real Est Inv I LLC
Deed
$365,000 · Zions First Natl Bk
May 9, 2017
$1,231,358
Ber Real Est Inv I LLC
Bob Evans Farm LLC
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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