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Property profile & analytics
OFF-MARKET
Estimated value
$2,695,000
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
$2.70M
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
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
$2.70M
Range $2.43M – $2.96M · ±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
$513 / 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, KY
Zoning 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
Lexington. Always verify with local authorities before improvements.
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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