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Property profile & analytics
OFF-MARKET
Estimated value
$3,165,000
Retail properties & Spaces
1032 Glenbrook Way Hendersonville, TN 37075-1230
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US80-2524039
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
2011
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,168 SF
Lot
0.47 ac (20,473 SF)
APN
083144 11101
UPID
US80-2524039
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
-
Ulta Beauty Cosmetic Store
-
Benefit Cosmetics BrowBar Hair Salon Nail Salon
-
Hair Supply Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.26M
CAP Approach
CAP
$3.57M
Comparable Approach
Comparable
$2.68M
Blend (final)
Blend
$3.17M
Owner & transaction history
Agree Limited Partnership · 4 yrs held
Agree Limited Partnership
since 2022
Last sale
$3.1M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.9M
+52.9%
Medical building
$3.7M
+47.2%
Commercial (general)
$3.7M
+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
$3,225,000
ML approach
$3,260,000
CAP Approach
CAP Return
Estimation
6%
$3,865,000
6.5%
$3,570,000
7%
$3,315,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,540,000
Current use
AUTO REPAIR, GARAGE
$3,885,000
Change: +53% · Conversion: Difficult
MEDICAL BUILDING
$3,740,000
Change: +47% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,715,000
Change: +46% · Conversion: Easy
Blend value · Realmo final
$3.17M
Range $2.85M – $3.48M · ±10% · vs last sale $3.09M (Feb 25 2022)
Last sale anchor
$3.09M
Feb 25 2022
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
$311 / 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
$15,512
Tax year 2023
Assessed value
$478,120
Assessed 2023
Previous assessed
$478,120
+0.0% YoY
Effective rate
3.24%
On assessed value
Assessed land
$238,840
Assessed improvement
$239,280
Land market value
$597,100
Improvement market value
$598,200
Total market value
$1,195,300
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
2011
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Units
1
Total area
10,168 SF
Lot
0.47 ac (20,473 SF)
APN
083144 11101
UPID
US80-2524039
Jurisdiction
SUMNER
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
RETAIL STORES Current
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$3.7M
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
2011
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
Agree Limited Partnership
Entity
Mailing address
70 E LONG LK RD, BLOOMFIELD HILLS, MI 48304-2356
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2022
—
Agree Limited Partnership
Glenbrook Realtly Associates LLC
Quit Claim Deed
related
—
Feb 25, 2022
$3,090,000
Agree Limited Partnership
Glenbrook Realty Associates LLC
Special Warranty Deed
—
Apr 30, 2020
—
Glenbrook Realty Associates LLC
—
Deed
related
$16,360,000 · Provident Bank
—
—
Glenbrook Realty Assocs LLC
—
Loan Modification
related
$12,417,500 · Wells Fargo Bank
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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