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Property profile & analytics
OFF-MARKET
Estimated value
$1,615,000
Retail space
1138 Pkwy Parkway Gatlinburg, TN 37738-3108
Individually Owned
3-yr Hold
Free & Clear
Property ID
US80-0927934
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1978
Construction
WOOD
Total area
18,969 SF
Zoning code
C-1
APN
078126N C 00100
UPID
US80-0927934
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.89M
Blend (final)
Blend
$1.62M
Owner & transaction history
Jonathan Witt Miniard · 3 yrs held
Jonathan Witt Miniard
since 2023
Last sale
$4,900
5 recorded transactions
Zoning & alternative use
C-1 · Gatlinburg, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.0M
+16.0%
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 Gatlinburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gatlinburg 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,740,000
Current use
AUTO REPAIR, GARAGE
$2,020,000
Change: +16% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,725,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$1.62M
Range $1.45M – $1.78M · ±10% · vs last sale $5k (Jun 9 2023)
Last sale anchor
$5k
Jun 9 2023
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
$85 / 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 2021Property tax & assessments
Tax year 2021
Tax billed
$16,767
Tax year 2021
Assessed value
$1,045,800
Assessed 2023
Previous assessed
$1,045,800
+0.0% YoY
Effective rate
1.60%
On assessed value
Assessed land
$341,680
Assessed improvement
$704,120
Land market value
$854,200
Improvement market value
$1,760,300
Total market value
$2,614,500
Applied tax rate
78.0000
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1978
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Units
1
Bathrooms
6
Total area
18,969 SF
Zoning code
C-1
APN
078126N C 00100
UPID
US80-0927934
Jurisdiction
SEVIER
Zoning & alternative use
C-1 · Gatlinburg, TN
Zoning C-1 · permitted uses
C-1 · Gatlinburg, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gatlinburg. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$1.7M
RETAIL STORES Current
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1978
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Units
1
Bathrooms
6
Current owner
From public records · entity-resolved
Jonathan Witt Miniard
Individual
Free & Clear · 3 yrs held
Mailing address
740 RIV RD, GATLINBURG, TN 37738-3131
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 9, 2023
—
Jonathan Witt Miniard
Jonathan Witt Miniard
Intrafamily Transfer
related
—
Apr 13, 2021
—
Faye Maples Hall
Faye Maples Hall
Intrafamily Transfer
related
—
Sep 10, 2018
—
Faye M Hall
Maples Alie N
Grant Deed
related
—
Aug 24, 1994
$4,900
Clifton Derrick Jackson SR.
Unknown,
Grant Deed
—
—
—
Best Dining INC
—
Deed Of Trust
related
$1,000,000 · Ocharleys INC
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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