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Property profile & analytics
OFF-MARKET
Estimated value
$1,415,000
Retail space
108 Porter St Winchester, TN 37398-1416
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US80-0293432
Property summary
AI-generated overview
Exceptional opportunity to acquire a high-volume grocery store and its accompanying property in Winchester, Tennessee. This 12,258 square foot retail space, built in 1965, sits on a 2.4-acre lot zoned for commercial use. The single-story building enjoys a prime location on N Porter St, benefiting from high visibility and convenient access. The business boasts a strong track record and significant sales volume. Recent upgrades include the replacement of most freezers and coolers, ensuring efficient operation. The ample parking lot presents potential for future development, such as an additional retail building. This offering presents a unique dual opportunity: the established grocery business can be purchased separately from the real estate, providing flexibility for potential buyers. The property's strong location and existing infrastructure make it an attractive investment for both seasoned entrepreneurs and newcomers to the grocery retail sector. Serious inquiries only. Please refrain from contacting employees regarding this sale. All information provided is deemed reliable but not guaranteed.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1965
Total area
13,481 SF
Lot
2.4 ac (104,544 SF)
APN
026065K G 00300
UPID
US80-0293432
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
-
Bates Foods Grocery & Convenience Store Food Market
-
Western Union Bank Credit Union
-
LibertyX Bitcoin ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$968k
Blend (final)
Blend
$1.42M
Owner & transaction history
A&s Ventures LLC · 4 yrs held
A&s Ventures LLC
since 2022
Last sale
$1.6M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+20.1%
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 Winchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winchester 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
$1,420,000
ML approach
$1,345,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,030,000
Current use
COMMERCIAL (GENERAL)
$1,235,000
Change: +20% · Conversion: Easy
Blend value · Realmo final
$1.42M
Range $1.27M – $1.56M · ±10% · vs last sale $1.60M (May 17 2022)
Last sale anchor
$1.60M
May 17 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
$105 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$6,758
Tax year 2022
Assessed value
$268,080
Assessed 2023
Previous assessed
$268,080
+0.0% YoY
Effective rate
2.52%
On assessed value
Assessed land
$116,640
Assessed improvement
$151,440
Land market value
$291,600
Improvement market value
$378,600
Total market value
$670,200
Applied tax rate
26.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1965
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Units
1
Bathrooms
1
Total area
13,481 SF
Lot
2.4 ac (104,544 SF)
APN
026065K G 00300
UPID
US80-0293432
Jurisdiction
FRANKLIN
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
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES Current
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
1965
Heating
YES
Cooling
Yes
Stories
1
Units
1
Bathrooms
1
Lot
2.4 ac
Current owner
From public records · entity-resolved
A&s Ventures LLC
Entity
Mailing address
108 N PORTER ST, WINCHESTER, TN 37398-1416
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 17, 2022
$1,600,000
A&s Ventures LLC
Kul INC
Special Warranty Deed
$1,140,800 · Citizens Community Bank
May 7, 2009
$725,000
Kul INC
Bates,jeannie L
Warranty Deed
$642,086 · Jeannie L Bates
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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