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Property profile & analytics
OFF-MARKET
Estimated value
$1,655,000
Drive through restaurants
3250 Vine St Kissimmee, FL 34741-3817
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US18-2384297
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
1995
Construction
FRAME
Total area
2,460 SF
Lot
1.36 ac (59,242 SF)
Zoning code
KHC
APN
202529146400010010
UPID
US18-2384297
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
-
Charleys Cheesesteaks and Wings Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.62M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.66M
Owner & transaction history
Pope Shenouda And Ava Hedra LLC · 6 yrs held
Pope Shenouda And Ava Hedra LLC
since 2020
Last sale
$1.7M
5 recorded transactions
Zoning & alternative use
KHC · Kissimmee, 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 Kissimmee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kissimmee 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
$1,555,000
ML approach
$1,615,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.66M
Range $1.49M – $1.82M · ±10% · vs last sale $1.73M (Mar 26 2020)
Last sale anchor
$1.73M
Mar 26 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
$673 / 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
$30,133
Tax year 2023
Assessed value
$1,757,600
Assessed 2023
Previous assessed
$1,636,300
+7.4% YoY
Effective rate
1.71%
On assessed value
Assessed land
$918,400
Assessed improvement
$839,200
Land market value
$918,400
Improvement market value
$839,200
Total market value
$1,757,600
Applied tax rate
200.0000
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
1995
Construction
FRAME
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Units
1
Rooms
5
Total area
2,460 SF
Lot
1.36 ac (59,242 SF)
Zoning code
KHC
APN
202529146400010010
UPID
US18-2384297
Jurisdiction
OSCEOLA
Zoning & alternative use
KHC · Kissimmee, FL
Zoning KHC · permitted uses
KHC · Kissimmee, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Kissimmee. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1995
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Units
1
Rooms
5
Lot
1.36 ac
Current owner
From public records · entity-resolved
Pope Shenouda And Ava Hedra LLC
Entity
Mailing address
13574 VLG PARK DR STE #245, ORLANDO, FL 32837-7695
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 26, 2020
$1,725,000
Pope Shenouda And Ava Hedra LLC
Crescent Sunset Properties LLC
Warranty Deed
$20,000,000 · First Horizon Bank
Nov 20, 2018
$1,425,000
Crescent Sunset Properties LLC
Cinicariello Armanda Trust
Grant Deed
$926,250 · First Internet Bk/in
Sep 20, 2012
$1,100,000
Scinicariello Armanda Trust
Cfkry LLC
Grant Deed
—
Apr 10, 2012
$898,067
Cfkry LLC
The Krystal Company
Special Warranty Deed
$42,000,000 · Wells Fargo Bank NA
Jun 15, 2004
—
Krystal Co
—
Deed Of Trust
related
$90,000,000 · Bank Of America
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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