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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Grocery and convenience stores
11911 Minor Hl Hwy Goodspring, TN 38460-6000
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US80-1645126
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1964
Total area
3,662 SF
Lot
1 ac (43,560 SF)
APN
028147 01701
UPID
US80-1645126
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
-
Krispy Krunchy Chicken Restaurant
-
Phillips 66 Gas Station
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$558k
Blend (final)
Blend
$555k
Owner & transaction history
Viaan & Pari LLC · 3 yrs held
Viaan & Pari LLC
since 2022
Last sale
$3,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$395,000
+12.5%
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 Goodspring submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goodspring 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
$355,000
Current use
COMMERCIAL (GENERAL)
$395,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$555k
Range $500k – $611k · ±10% · vs last sale $3k (Sep 26 2022)
Last sale anchor
$3k
Sep 26 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
$152 / 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
$3,301
Tax year 2023
Assessed value
$188,400
Assessed 2023
Previous assessed
$104,160
+80.9% YoY
Effective rate
1.75%
On assessed value
Assessed land
$8,400
Assessed improvement
$180,000
Land market value
$21,000
Improvement market value
$450,000
Total market value
$471,000
Applied tax rate
28.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1964
Heating
YES
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Units
1
Bathrooms
1
Total area
3,662 SF
Lot
1 ac (43,560 SF)
APN
028147 01701
UPID
US80-1645126
Jurisdiction
GILES
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
$355,000
COMMERCIAL (GENERAL)
Est. value
$395,000
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
1964
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
1
Bathrooms
1
Lot
1 ac
Current owner
From public records · entity-resolved
Viaan & Pari LLC
Entity
Mailing address
11911 MINOR HL HWY, GOODSPRING, TN 38460-6000
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2023
—
Shree Veerdada LLC
—
Deed
related
$200,000 · Bank Of Lincoln County
Sep 26, 2022
$3,000
Viaan & Pari LLC
Shree Verdada LLC
Warranty Deed
$584,000 · Citizens Bank
Sep 20, 2021
$811,000
Shree Veerdada LLC
Dwayne Randolph
Warranty Deed
$476,000 · Citizens Bank
Sep 11, 2006
$200,000
Dwayne Randolph
Sanderson,davidia
Grant Deed
$156,000 · First National Bank Pulaski
Nov 3, 2004
—
Davidia Sanderson
Sanderson,w C & Margaret
Quit Claim Deed
related
$83,794 · First National Bank Pulaski
Jun 5, 1992
$150,000
Davidia Sanderson
Unknown
Grant Deed
—
—
—
Dewayne Randolph
—
Deed Of Trust
related
$35,000 · Davidia Sanderson
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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