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Property profile & analytics
OFF-MARKET
Estimated value
$3,835,000
Turn key restaurants
Forrest Gate Dr, AR
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US05-0970099
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Construction
FRAME
Total area
12,613 SF
Lot
2.92 ac (127,195 SF)
APN
11810-0005-00000-00
UPID
US05-0970099
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
$3.85M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.84M
Owner & transaction history
Spirit Master Funding X LLC · 6 yrs held
Spirit Master Funding X LLC
since 2020
Last sale
$3.8M
3 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 Forrest Gate Dr submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Forrest Gate Dr 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
$3,580,000
ML approach
$3,850,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,565,000
Current use
MEDICAL BUILDING
$2,390,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$3.84M
Range $3.45M – $4.22M · ±10% · vs last sale $3.83M (Feb 28 2020)
Last sale anchor
$3.83M
Feb 28 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
$304 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$17,073
Tax year 2024
Assessed value
$325,200
Assessed 2024
Previous assessed
$325,200
+0.0% YoY
Effective rate
5.25%
On assessed value
Assessed land
$59,760
Assessed improvement
$265,440
Land market value
$298,800
Improvement market value
$1,327,200
Total market value
$1,626,000
Applied tax rate
99.0000
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
Construction
FRAME
Heating
NONE
Cooling
NONE
Stories
1
Units
1
Total area
12,613 SF
Lot
2.92 ac (127,195 SF)
APN
11810-0005-00000-00
UPID
US05-0970099
Jurisdiction
SEBASTIAN
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.4M
RESTAURANT Current
MEDICAL 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
Construction
FRAME
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
2.92 ac
Current owner
From public records · entity-resolved
Spirit Master Funding X LLC
Entity
Free & Clear · 6 yrs held
Mailing address
3816 FORRESTGATE DRC, WINSTON SALEM, NC 27103-2929
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Feb 28, 2020
$3,830,622
Spirit Master Funding X LLC
Svcn 2 LLC
Special Warranty Deed
—
Oct 13, 2005
$3,232,000
Spirit Master Funding II LLC
Ge Capital Franchise Finance Corpor
Special Warranty Deed
$3,090,000 · Citibank NA
Feb 14, 2005
—
Ge Capital Franchise Finance Corpor
Del Oro Tierra Investments LLC
Special Warranty Deed
—
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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