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Property profile & analytics
OFF-MARKET
Estimated value
$2,360,000
Drive through restaurants
810 Commercial Cir, Keystone Heights, FL 32656
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-7346305
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2021
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,598 SF
Lot
2.43 ac (105,850 SF)
APN
20-08-23-002189-002-00
UPID
US18-7346305
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.31M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.25M
Blend (final)
Blend
$2.36M
Owner & transaction history
Cham Family LLC · 5 yrs held
Cham Family LLC
since 2021
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
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 Keystone Heights submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Keystone Heights 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
$2,250,000
ML approach
$2,310,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.36M
Range $2.12M – $2.60M · ±10% · vs last sale $2.50M (Apr 9 2021)
Last sale anchor
$2.50M
Apr 9 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
$908 / 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
$17,728
Tax year 2023
Assessed value
$917,256
Assessed 2023
Previous assessed
$917,256
+0.0% YoY
Effective rate
1.93%
On assessed value
Assessed land
$402,233
Assessed improvement
$515,023
Land market value
$402,233
Improvement market value
$515,023
Total market value
$917,256
Applied tax rate
7.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
2021
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
OTHER
Total area
2,598 SF
Lot
2.43 ac (105,850 SF)
APN
20-08-23-002189-002-00
UPID
US18-7346305
Jurisdiction
CLAY
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2021
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Lot
2.43 ac
Current owner
From public records · entity-resolved
Cham Family LLC
Entity
Mailing address
22309 ACADIA WAY, NORTHVILLE, MI 48167-9160
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2021
—
Cham Family LLC
—
Deed
related
$954,500 · Byline Bank
Apr 9, 2021
$2,500,000
Cham Family LLC
Dd & L Associates II LLC
Special Warranty Deed
$1,500,000 · Byline Bank
Sep 11, 2020
$450,000
Dd & L Associates II LLC
Paul D Newell
Warranty Deed
—
Feb 25, 2016
—
Paul D Hall
Bay Area Planning LLC
Warranty Deed
—
Sep 27, 2006
$250,000
Bay Area Planning LLC
Barr,kenneth B
Warranty Deed
$233,000 · Kenneth B Barr
Aug 10, 2005
$140,000
Kenneth B Barr
Long Lake Ents INC
Warranty Deed
—
Mar 28, 2002
$140,000
Long Lake Enterprises
Clardy,p A
Grant Deed
$140,805 · Kenneth B Barr
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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