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Property profile & analytics
OFF-MARKET
Estimated value
$7,220,000
Office Spaces
108 Cinema Dr Hendersonville, TN 37075-6271
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US80-1253168
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2010
Total area
13,887 SF
Lot
1.73 ac (75,359 SF)
Zoning code
GCS
APN
083145 09000
UPID
US80-1253168
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
-
The Goddard School of Hendersonville Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.22M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.64M
Blend (final)
Blend
$7.22M
Owner & transaction history
Tisano Nolensville LLC · 2 yrs held
Tisano Nolensville LLC
since 2024
Last sale
$7.2M
4 recorded transactions
Zoning & alternative use
GCS · Hendersonville, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
2025 Zoning ordinance
Top alternative use upside
Restaurant
$9.0M
+77.9%
Auto repair, garage
$5.3M
+4.5%
Medical building
$5.1M
+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
$7,220,000
ML approach
$7,220,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,075,000
Current use
RESTAURANT
$9,030,000
Change: +78% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,305,000
Change: +4% · Conversion: Difficult
MEDICAL BUILDING
$5,110,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$7.22M
Range $6.50M – $7.94M · ±10% · vs last sale $7.22M (May 13 2024)
Last sale anchor
$7.22M
May 13 2024
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
$520 / 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
$26,855
Tax year 2023
Assessed value
$818,040
Assessed 2023
Previous assessed
$818,040
+0.0% YoY
Effective rate
3.28%
On assessed value
Assessed land
$297,160
Assessed improvement
$520,880
Land market value
$742,900
Improvement market value
$1,302,200
Total market value
$2,045,100
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
2010
Heating
YES
Cooling
YES
Stories
1
Units
1
Total area
13,887 SF
Lot
1.73 ac (75,359 SF)
Zoning code
GCS
APN
083145 09000
UPID
US80-1253168
Jurisdiction
SUMNER
Zoning & alternative use
GCS · Hendersonville, TNZoning GCS · permitted uses
GCS · 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
$5.1M
RESTAURANT
Est. value
$9.0M
AUTO REPAIR, GARAGE
Est. value
$5.3M
MEDICAL BUILDING
Est. value
$5.1M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
2010
Heating
YES
Cooling
Yes
Stories
1
Units
1
Lot
1.73 ac
Current owner
From public records · entity-resolved
Tisano Nolensville LLC
Entity
Mailing address
13 CAMEL BACK CT, BRENTWOOD, TN 37027-8939
Ownership since
2024
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
May 13, 2024
$7,218,000
Tisano Nolensville LLC
Lmda Properties LLC
Warranty Deed
$3,700,000 · Cadence Bank NA
Jun 21, 2019
$4,500,000
Lmda Properties LLC
Kept Enteprises LLC
Warranty Deed
$1,350,000 · Kept Ents LLC
Dec 29, 2011
$100,000
Kept Ents LLC
Ilv Holdings 1 LLC
Warranty Deed
—
—
—
Kept Ents LLC
—
Deed Of Trust
related
$319,334 · Us Bk
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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