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Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Manufacturing properties
118 Beasley Dr Franklin, TN 37064-3906
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US80-1504336
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1980
Construction
FRAME
Total area
6,375 SF
Lot
1.1 ac (47,916 SF)
APN
094090G C 02702
UPID
US80-1504336
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
-
Five Points Roofing Roofing Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$655k
Comparable Approach
Comparable
$660k
Blend (final)
Blend
$655k
Owner & transaction history
Gmd Investment LLC · 21 yrs held
Gmd Investment LLC
since 2004
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+129.9%
Retail stores
$1.0M
+121.2%
Restaurant
$905,000
+99.1%
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 Franklin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Franklin 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%
$710,000
6.5%
$655,000
7%
$610,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$455,000
Current use
AUTO REPAIR, GARAGE
$1,045,000
Change: +130% · Conversion: Easy
RETAIL STORES
$1,005,000
Change: +121% · Conversion: Moderate
RESTAURANT
$905,000
Change: +99% · Conversion: Difficult
WAREHOUSE, STORAGE
$625,000
Change: +38% · Conversion: Easy
MEDICAL BUILDING
$615,000
Change: +35% · Conversion: Difficult
Blend value · Realmo final
$655k
Range $590k – $721k · ±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
$103 / 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
$9,213
Tax year 2023
Assessed value
$338,600
Assessed 2023
Previous assessed
$338,600
+0.0% YoY
Effective rate
2.72%
On assessed value
Assessed land
$242,000
Assessed improvement
$96,600
Land market value
$605,000
Improvement market value
$241,500
Total market value
$846,500
Applied tax rate
263.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1980
Construction
FRAME
Heating
YES
Cooling
YES
Stories
1
Bathrooms
2
Total area
6,375 SF
Lot
1.1 ac (47,916 SF)
APN
094090G C 02702
UPID
US80-1504336
Jurisdiction
WILLIAMSON
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
INDUSTRIAL (GENERAL) Current
Est. value
$455,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
RETAIL STORES
Est. value
$1.0M
RESTAURANT
Est. value
$905,000
WAREHOUSE, STORAGE
Est. value
$625,000
MEDICAL BUILDING
Est. value
$615,000
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
RESTAURANT
WAREHOUSE, STORAGE
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
1980
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
2
Lot
1.1 ac
Current owner
From public records · entity-resolved
Gmd Investment LLC
Entity
Mailing address
111 BEASLEY DR, FRANKLIN, TN 37064-3905
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2023
—
Gmd Investment LLC
—
Deed
related
$247,500 · First Citizens Bank & Trust Co
Apr 26, 2021
—
Gmd Investment LLC
—
Deed
related
$300,000 · Simmons Bank
Dec 22, 2004
$700,000
Gmd Investment LLC
Buford Trust
Warranty Deed
$600,000 · Buford Trust (tr)
Jun 26, 2000
$225,000
Fugate,stan
Alpha Real Estate Partnership
Trustees Deed
—
Jun 26, 2000
$290,000
Buford,james C & Lillie L
Fugate,stan
Trustees Deed
$300,000 · First Tennessee Bank National
Jun 14, 1994
$123,750
Alpha Real Estate Partnership
Unknown,
Grant Deed
$95,000 · First Tennessee Bank National
Jul 30, 1991
$123,750
Debbie Moran Catron
Unknown
Grant Deed
—
—
—
Gmd Investment LLC
—
Deed Of Trust
related
$750,000 · First State Bank
—
—
Gmd Investment LLC
—
Deed Of Trust
related
$756,000 · First Tennessee Bank National
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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