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Property profile & analytics
OFF-MARKET
Estimated value
$7,265,000
Retail properties & Spaces
1012 Glenbrook Way Hendersonville, TN 37075-1230
Individually Owned
21-yr Hold
Free & Clear
Property ID
US80-0958455
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
31,728 SF
Lot
13.59 ac (591,980 SF)
Zoning code
GCS
APN
083144 11200
UPID
US80-0958455
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
-
DumpStor of Hendersonville Waste Management Facility Hazardous Waste Disposal
-
Hendersonville Home Remodel Hardware & Home Improvement Interior Design
-
Her Complexion Travel Travel Agency
-
Gerdes Guitars Training Center Tutoring Service
-
True Source Entertainment Theater & Performing Art Venue Music Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.63M
Blend (final)
Blend
$7.27M
Owner & transaction history
Mack H Mcclung · 21 yrs held
Mack H Mcclung
since 2005
6 recorded transactions
Zoning & alternative use
GCS · Hendersonville, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$11.7M
+47.2%
Commercial (general)
$11.6M
+46.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$7,930,000
Current use
MEDICAL BUILDING
$11,670,000
Change: +47% · Conversion: Difficult
COMMERCIAL (GENERAL)
$11,600,000
Change: +46% · Conversion: Easy
Blend value · Realmo final
$7.27M
Range $6.54M – $7.99M · ±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
$229 / 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
$145,416
Tax year 2023
Assessed value
$4,316,680
Assessed 2023
Previous assessed
$4,316,680
+0.0% YoY
Effective rate
3.37%
On assessed value
Assessed land
$1,356,680
Assessed improvement
$2,960,000
Land market value
$3,391,700
Improvement market value
$7,400,000
Total market value
$10,791,700
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
AC.PACKAGE
Buildings
5
Stories
1
Bathrooms
21
Total area
31,728 SF
Lot
13.59 ac (591,980 SF)
Zoning code
GCS
APN
083144 11200
UPID
US80-0958455
Jurisdiction
SUMNER
Zoning & alternative use
GCS · Hendersonville, TN
Zoning GCS · permitted uses
GCS · Hendersonville, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hendersonville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$7.9M
MEDICAL BUILDING
Est. value
$11.7M
COMMERCIAL (GENERAL)
Est. value
$11.6M
RETAIL STORES Current
MEDICAL BUILDING
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
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
5
Bathrooms
21
Lot
13.59 ac
Current owner
From public records · entity-resolved
Mack H Mcclung
Individual
Free & Clear · 21 yrs held
Mailing address
3333 RICHMOND RD, BEACHWOOD, OH 44122-4194
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2005
—
Mack H Mcclung
Vastland Dev Ptshp
Quit Claim Deed
related
—
Jun 28, 2005
$17,500,000
Glenbrook Hendersonville LLC
Mcclung,mack H
Grant Deed
$14,000,000 · Key Bank & Trust
Nov 17, 2003
$3,920,400
Vastland Development
Sumner 2000 LLC
Grant Deed
$9,900,000 · Suntrust Bank NA
Jun 24, 2002
$131,080
Kohls Department Stores INC
Sumner 2000 LLC
Grant Deed
—
—
—
Glenbrook Hendersonville LLC
—
Deed Of Trust
related
$13,250,000 · Miscellaneous Ins Co
—
—
West General Ptshp Glenbrook
—
Deed Of Trust
related
$175,000 · Hancock Bank & Trust
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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