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Property profile & analytics
OFF-MARKET
Estimated value
$7,000,000
Hotels
1091 Willow Ave Cookeville, TN 38501-4106
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US80-0791124
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2021
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
71,682 SF
Lot
3.97 ac (172,933 SF)
Zoning code
C3
APN
071065 06300
UPID
US80-0791124
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
-
1091 Rooftop Bar & Pub
-
Holiday Inn Cookeville, an IHG Hotel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.92M
Comparable Approach
Comparable
$7.09M
Blend (final)
Blend
$7.00M
Owner & transaction history
Hic LLC · 7 yrs held
Hic LLC
since 2018
7 recorded transactions
Zoning & alternative use
C3 · Cookeville, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Supplemental Regulations
Top alternative use upside
Retail stores
$7.7M
+46.1%
Commercial (general)
$7.5M
+42.5%
Restaurant
$7.0M
+33.2%
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 Cookeville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cookeville 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%
$7,490,000
6.5%
$6,915,000
7%
$6,420,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$5,280,000
Current use
RETAIL STORES
$7,715,000
Change: +46% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,525,000
Change: +43% · Conversion: Difficult
RESTAURANT
$7,035,000
Change: +33% · Conversion: Difficult
MEDICAL BUILDING
$6,660,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,385,000
Change: +21% · Conversion: Difficult
Blend value · Realmo final
$7.00M
Range $6.30M – $7.70M · ±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
$98 / 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
$134,497
Tax year 2022
Assessed value
$4,085,560
Assessed 2023
Previous assessed
$4,085,560
+0.0% YoY
Effective rate
3.29%
On assessed value
Assessed land
$622,480
Assessed improvement
$3,463,080
Land market value
$1,556,200
Improvement market value
$8,657,700
Total market value
$10,213,900
Applied tax rate
71.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2021
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Stories
1
Bathrooms
1
Total area
71,682 SF
Lot
3.97 ac (172,933 SF)
Zoning code
C3
APN
071065 06300
UPID
US80-0791124
Jurisdiction
PUTNAM
Zoning & alternative use
C3 · Cookeville, TNZoning C3 · permitted uses
C3 · Cookeville, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Supplemental Regulations
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$5.3M
RETAIL STORES
Est. value
$7.7M
COMMERCIAL (GENERAL)
Est. value
$7.5M
RESTAURANT
Est. value
$7.0M
MEDICAL BUILDING
Est. value
$6.7M
AUTO REPAIR, GARAGE
Est. value
$6.4M
HOTEL/MOTEL Current
RETAIL STORES
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
2021
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
1
Lot
3.97 ac
Current owner
From public records · entity-resolved
Hic LLC
Entity
Mailing address
1820 SALEM RD STE B, COOKEVILLE, TN 38506-6380
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 17, 2021
—
Hic LLC
—
Deed
related
$12,050 · One Bank Of Tennessee
Nov 24, 2020
—
Hic LLC
—
Deed
related
$10,312,000 · One Bk/tennessee
Oct 11, 2018
—
Hic LLC
Ashvin K Shah
Quit Claim Deed
related
$10,312,000 · Bank Of Putnam Cnty
Oct 5, 2017
$1,200,000
Ashvin K Shah
Gahinka INC
Warranty Deed
$690,000 · Bank Of Putnam Cnty
Jan 6, 2016
$700,011
Gahinka INC
Racetrac Petroleum INC
Grant Deed
$560,009 · Bank Of Putnam Cnty
Mar 1, 1993
$185,000
Xt Properties Etal
Unknown
Grant Deed
—
—
—
Hic LLC
—
Loan Modification
related
$10,312,000 · One Bk/tennessee
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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