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Property profile & analytics
OFF-MARKET
Estimated value
$3,220,000
Sports & entertainment properties
2895 Richmond Rd, Lexington, KY 40509-1506
Entity Owned
2-yr Hold
Free & Clear
Property ID
US34-2243391
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1983
Total area
7,097 SF
Lot
0.56 ac (24,481 SF)
Zoning code
B-3
APN
23203109
UPID
US34-2243391
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
-
7 Brew Coffee Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.22M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.22M
Owner & transaction history
Iroquois Island Property LLC · 2 yrs held
Iroquois Island Property LLC
since 2024
Last sale
$3.2M
7 recorded transactions
Zoning & alternative use
B-3 · Lexington, KY
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 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
$3,220,000
ML approach
$3,220,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,565,000
Change: 0% · Conversion: Difficult
RESTAURANT
$2,315,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$3.22M
Range $2.90M – $3.54M · ±10% · vs last sale $3.22M (Mar 5 2024)
Last sale anchor
$3.22M
Mar 5 2024
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
$454 / 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
$21,702
Tax year 2023
Assessed value
$1,755,000
Assessed 2023
Previous assessed
$1,755,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Total market value
$1,755,000
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1983
Heating
YES
Cooling
WINDOW A/C
Stories
1
Units
1
Total area
7,097 SF
Lot
0.56 ac (24,481 SF)
Zoning code
B-3
APN
23203109
UPID
US34-2243391
Jurisdiction
FAYETTE
Zoning & alternative use
B-3 · Lexington, KY
Zoning B-3 · permitted uses
B-3 · 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
AUTO REPAIR, GARAGE
Est. value
$2.6M
RESTAURANT
Est. value
$2.3M
AUTO REPAIR, GARAGE
RESTAURANT
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
1983
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
0.56 ac
Current owner
From public records · entity-resolved
Iroquois Island Property LLC
Entity
Free & Clear · 2 yrs held
Mailing address
4801 W GENESEE ST #2, SYRACUSE, NY 13219-1737
Ownership since
2024
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
Mar 5, 2024
$3,220,000
Iroquois Island Property LLC
Lexington Richmond Road LLC
Special Warranty Deed
—
Jun 29, 2023
—
Lexington Richmond Road LLC
Lexington Richmond Road LLC
Intrafamily Transfer
related
—
Jun 16, 2021
$1,400,000
Lexington Richmond Rd LLC
O Charleys LLC
Deed
$700,000 · Pinnacle Bk
Dec 22, 2020
—
O Charleys LLC
—
Deed
related
$8,700,000 · Sf V Cle Lending LLC
Aug 7, 2020
$1,755,000
O Charleys LLC
Arc Db5prop001 LLC
Deed
—
Oct 11, 2013
$2,810,456
Arc Db5prop001 LLC
Fchux LLC
Deed
—
Jan 13, 2012
$1,688,942
Fchux LLC
Store Capital Acquisitions LLC
Deed
$25,100,000 · Wells Fargo Bank NA
Oct 25, 2011
$1,589,404
O'charleys Restaurant Prop LLC
O'charleys Mgt Co INC
Deed
$250,000,000 · Citibank NA-agent
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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