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Property profile & analytics
FOR SALE
Strip malls
2801 Kirby Rd Memphis, TN 38119
Trust Owned
6-yr Hold
~
Est. High Equity
Property ID
US80-1389271
For Sale
1 / 10
$1,700,000
2801 Kirby Rd, Memphis, TN 38119
View Listing →
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2006
Total area
7,812 SF
Lot
1.05 ac (45,869 SF)
Zoning code
CMU-1
APN
081-053- -B-00001
UPID
US80-1389271
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
-
Tokyo Grill Restaurant
-
Dryve Cleaners (Bike/Boat/Book/etc) Store
-
Exlines' Best Pizza in Town - Kirby Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.80M
CAP Approach
CAP
$1.45M
Comparable Approach
Comparable
$1.04M
Blend (final)
Blend
$1.70M
Owner & transaction history
Kristovich,n & A C Trust · 6 yrs held
Kristovich,n & A C Trust
since 2020
Last sale
$2.1M
3 recorded transactions
Zoning & alternative use
CMU-1 · Memphis, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.4M
+319.5%
Medical building
$1.1M
+94.9%
Office building
$1.1M
+86.6%
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 Memphis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Memphis 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
$1,735,000
ML approach
$1,795,000
CAP Approach
CAP Return
Estimation
6%
$1,565,000
6.5%
$1,445,000
7%
$1,345,000
Alternative Use
Use
Estimation
RESTAURANT
$2,405,000
Change: +319% · Conversion: Difficult
MEDICAL BUILDING
$1,115,000
Change: +95% · Conversion: Difficult
OFFICE BUILDING
$1,070,000
Change: +87% · Conversion: Moderate
Blend value · Realmo final
$1.70M
Range $1.53M – $1.87M · ±10% · vs last sale $2.10M (Jun 23 2020)
Last sale anchor
$2.10M
Jun 23 2020
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
$218 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$52,905
Tax year 2022
Assessed value
$868,480
Assessed 2023
Previous assessed
$868,480
+0.0% YoY
Effective rate
6.09%
On assessed value
Assessed land
$72,000
Assessed improvement
$796,480
Land market value
$180,000
Improvement market value
$1,991,200
Total market value
$2,171,200
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
For Sale
Year built
2006
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
7,812 SF
Lot
1.05 ac (45,869 SF)
Zoning code
CMU-1
APN
081-053- -B-00001
UPID
US80-1389271
Jurisdiction
SHELBY
Zoning & alternative use
CMU-1 · Memphis, TN
Zoning CMU-1 · permitted uses
CMU-1 · Memphis, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Memphis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.1M
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
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
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.05 ac
Current owner
From public records · entity-resolved
Kristovich,n & A C Trust
Trust
Mailing address
21555 PROSPECT RD, SARATOGA, CA 95070-6539
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 23, 2020
—
Kristovich,n & A C Trust
Kristovich N & A C Trust
Quit Claim Deed
related
—
Aug 2, 2018
$2,098,000
Andrea C Kristovic
Kgs Of Memphis Associates
Grant Deed
—
Aug 26, 2005
$625,000
Kgs Of Memphis Associates
Shops At Kirby Gate LLC
Grant Deed
$1,480,000 · Capital Bank & Trust Co
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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