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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Turn key restaurants
3177 Us Hwy 90 Lake City, FL 32055-4732
Entity Owned
18-yr Hold
Free & Clear
Property ID
US18-2768780
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,081 SF
Lot
1.34 ac (58,370 SF)
Zoning code
CG
APN
35-3S-16-02573-000
UPID
US18-2768780
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 Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$380k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$657k
Blend (final)
Blend
$520k
Owner & transaction history
Tomlinson Properties LLC · 18 yrs held
Tomlinson Properties LLC
since 2007
7 recorded transactions
Zoning & alternative use
CG · Lake City, FL
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 Lake City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake City 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
$380,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$705,000
Current use
COMMERCIAL (GENERAL)
$685,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$520k
Range $468k – $572k · ±10%
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
$86 / 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
$15,888
Tax year 2023
Assessed value
$1,112,069
Assessed 2023
Previous assessed
$1,097,466
+1.3% YoY
Effective rate
1.43%
On assessed value
Assessed land
$700,440
Assessed improvement
$411,629
Land market value
$700,440
Improvement market value
$411,629
Total market value
$1,112,069
Applied tax rate
2.0000
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
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
5
Total area
6,081 SF
Lot
1.34 ac (58,370 SF)
Zoning code
CG
APN
35-3S-16-02573-000
UPID
US18-2768780
Jurisdiction
COLUMBIA
Zoning & alternative use
CG · Lake City, FL
Zoning CG · permitted uses
CG · Lake City, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$705,000
COMMERCIAL (GENERAL)
Est. value
$685,000
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
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
5
Lot
1.34 ac
Current owner
From public records · entity-resolved
Tomlinson Properties LLC
Entity
Free & Clear · 18 yrs held
Mailing address
1208 S RIDGEWOOD AVE, EDGEWATER, FL 32132-2716
Ownership since
2007
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 22, 2018
—
Tomlinson Properties LLC
—
Deed
related
—
Jan 29, 2018
—
Tomlinson Properties LLC
—
Deed
related
—
Sep 10, 2007
—
Tomlinson Properties LLC
Tomlinson,winston R & Marian E
Quit Claim Deed
—
—
—
Tomlinson,winston R & Marian E
—
Deed Of Trust
related
$1,000,000 · Mainstreet Cmnty Bk/fl
—
—
Winston R Tomlinson
—
Deed Of Trust
related
$975,000 · Mainstreet Community Bank Fl
—
—
Tomlinson Properties LLC
—
Loan Modification
related
—
—
—
Tomlinson Properties LLC
—
Loan Modification
related
—
—
—
Tomlinson Properties LLC
—
Loan Modification
related
—
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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