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Property profile & analytics
OFF-MARKET
Estimated value
$6,850,000
Commercial land
1101 Frst Retreat Rd, Hendersonville, TN 37075-2272
Entity Owned
2-yr Hold
Free & Clear
Property ID
US80-0070471
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1981
Total area
2,624 SF
Lot
25.87 ac (1,126,897 SF)
Zoning code
GCS
APN
083144 10500
UPID
US80-0070471
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
-
Costco Pharmacy Pharmacy
-
Costco Wholesale Big Box & Wholesale Store Discount Store
-
Costco Tire Center (Bike/Boat/Book/etc) Store Auto Parts Store
-
Costco Gasoline Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.85M
Owner & transaction history
Costco Wholesale Corporation · 2 yrs held
Costco Wholesale Corporation
since 2023
Last sale
$8.5M
7 recorded transactions
Zoning & alternative use
GCS · Hendersonville, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$2,611 / 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
$52,069
Tax year 2023
Assessed value
$1,642,200
Assessed 2023
Previous assessed
$1,026,375
+60.0% YoY
Effective rate
3.17%
On assessed value
Assessed land
$1,642,200
Land market value
$4,105,500
Total market value
$4,105,500
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1981
Heating
YES
Cooling
YES
Stories
1
Bathrooms
2
Total area
2,624 SF
Lot
25.87 ac (1,126,897 SF)
Zoning code
GCS
APN
083144 10500
UPID
US80-0070471
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.
Building & site characteristics
From public records
Year built
1981
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
2
Lot
25.87 ac
Current owner
From public records · entity-resolved
Costco Wholesale Corporation
Entity
Free & Clear · 2 yrs held
Mailing address
999 LK DR, ISSAQUAH, WA 98027-8990
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 12, 2023
$8,500,000
Costco Wholesale Corporation
Hendersonville Hospital Corporation
Special Warranty Deed
—
Jan 16, 2013
—
Hendersonville Hospital Corp
Sumner 2000 LLC
Quit Claim Deed
related
—
Mar 14, 2012
$3,400,000
Sumner 2000 LLC
Baker Stephen C
Trustees Deed
related
—
Dec 28, 2011
$3,000,000
Hendersonville Hospital Corp
Pinnacle Natl Bk
Grant Deed
—
Oct 20, 2011
$3,937,500
Pinnacle Natl Bk
Brace,douglas A
Trustees Deed
related
—
Jan 19, 2007
$8,500,000
Pgmw/langley Sumner Properties
Sumner 2000 LLC
Warranty Deed
$3,080,000 · Wachovia Bank NA
Dec 19, 2002
$502,580
Sumner 2000 LLC
Allen,joe E
Grant Deed
—
Dec 19, 2002
$818,320
Sumner 2000 LLC
Allen,joe E
Grant Deed
—
Jul 15, 1999
$700,000
Sumner 2000 LLC
Allen Trust
Grant Deed
$700,000 · Bullard Trust
Oct 7, 1998
$245,000
Sumner 2000 LLC
Allen,joe E
Grant Deed
$244,619 · Bullard Trust
Aug 7, 1997
$10,000
State Of Tennessee
—
Grant Deed
related
—
—
—
Pgmw Of Langley Sumner Properties
—
Deed Of Trust
related
$4,500,000 · Pinnacle National Bank
—
—
Pgmw Langley Sumner Properties
—
Deed Of Trust
related
$350,000 · Pinnacle National 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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