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Property profile & analytics
OFF-MARKET
Estimated value
$13,745,000
Office Spaces
100 Bluegrass Cmns Blvd Hendersonville, TN 37075-2732
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US80-0634391
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
52,364 SF
Lot
5.78 ac (251,777 SF)
Zoning code
OPS
APN
083158A B 00300
UPID
US80-0634391
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
$13.35M
CAP Approach
CAP
$9.79M
Comparable Approach
Comparable
$10.39M
Blend (final)
Blend
$13.75M
Owner & transaction history
Bgc Property Holdings LLC · 5 yrs held
Bgc Property Holdings LLC
since 2021
Last sale
$15.0M
2 recorded transactions
Zoning & alternative use
OPS · Hendersonville, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
2025 Zoning ordinance
Top alternative use upside
Auto repair, garage
$20.0M
+4.5%
Medical building
$19.3M
+0.6%
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 Hendersonville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hendersonville 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
$18,945,000
ML approach
$13,350,000
CAP Approach
CAP Return
Estimation
6%
$10,605,000
6.5%
$9,790,000
7%
$9,090,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$19,145,000
Current use
AUTO REPAIR, GARAGE
$20,005,000
Change: +4% · Conversion: Difficult
MEDICAL BUILDING
$19,265,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$13.75M
Range $12.37M – $15.12M · ±10% · vs last sale $15.00M (Apr 5 2021)
Last sale anchor
$15.00M
Apr 5 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
$262 / 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
$155,683
Tax year 2023
Assessed value
$4,806,640
Assessed 2023
Previous assessed
$4,806,640
+0.0% YoY
Effective rate
3.24%
On assessed value
Assessed land
$465,920
Assessed improvement
$4,340,720
Land market value
$1,164,800
Improvement market value
$10,851,800
Total market value
$12,016,600
Applied tax rate
83.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Bathrooms
33
Total area
52,364 SF
Lot
5.78 ac (251,777 SF)
Zoning code
OPS
APN
083158A B 00300
UPID
US80-0634391
Jurisdiction
SUMNER
Zoning & alternative use
OPS · Hendersonville, TNZoning OPS · permitted uses
OPS · Hendersonville, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
2025 Zoning ordinance
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$19.1M
AUTO REPAIR, GARAGE
Est. value
$20.0M
MEDICAL BUILDING
Est. value
$19.3M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
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
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
33
Lot
5.78 ac
Current owner
From public records · entity-resolved
Bgc Property Holdings LLC
Entity
Mailing address
1000 KENNESAW BLVD, GALLATIN, TN 37066-6060
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2021
$15,000,000
Bgc Property Holdings LLC
The Memorial Foundation INC
Special Warranty Deed
$12,323,280 · First Citizens National Bank
Oct 15, 2004
$77,578
Memorial Foundation
Young Mens Christian Assn Of Mid
Grant 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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