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Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Grocery and convenience stores
121 Luyben Hls Rd Kingston Springs, TN 37082-8904
Individually Owned
7-yr Hold
Free & Clear
Property ID
US80-2093672
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2019
Total area
4,650 SF
Lot
1.1 ac (47,916 SF)
APN
096 05102
UPID
US80-2093672
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
$825k
Comparable Approach
Comparable
$819k
Blend (final)
Blend
$815k
Owner & transaction history
Kirtikumar Patel · 7 yrs held
Kirtikumar Patel
since 2018
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+104.1%
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 Kingston Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Kingston Springs 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%
$895,000
6.5%
$825,000
7%
$765,000
Alternative Use
Use
Estimation
RETAIL STORES
$545,000
Current use
COMMERCIAL (GENERAL)
$1,110,000
Change: +104% · Conversion: Easy
Blend value · Realmo final
$815k
Range $734k – $897k · ±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
$175 / 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 2018Property tax & assessments
Tax year 2018
Tax billed
$153
Tax year 2018
Assessed value
$383,880
Assessed 2023
Previous assessed
$383,880
+0.0% YoY
Effective rate
0.04%
On assessed value
Assessed land
$61,600
Assessed improvement
$322,280
Land market value
$154,000
Improvement market value
$805,700
Total market value
$959,700
Applied tax rate
11.0000
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
2019
Heating
RADIANT
Stories
1
Bathrooms
1
Total area
4,650 SF
Lot
1.1 ac (47,916 SF)
APN
096 05102
UPID
US80-2093672
Jurisdiction
CHEATHAM
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
$545,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
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
2019
Heating
RADIANT
Stories
1
Bathrooms
1
Lot
1.1 ac
Current owner
From public records · entity-resolved
Kirtikumar Patel
Individual
Free & Clear · 7 yrs held
Mailing address
816 GLOUCESTER LN, NASHVILLE, TN 37221-6623
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 19, 2018
—
Kirtikumar Patel
Shree Umiya INC
Quit Claim Deed
related
—
Feb 24, 2012
—
Independence Tr Trust
Cumberland Trust & Inv Co
Quit Claim Deed
related
—
Mar 1, 2011
—
Cumberland Trust & Inv Tr
Moore Mildred D Fam Trust
Quit Claim Deed
related
—
Feb 9, 2005
—
Moore,mildred D Trust
Moore,mildred D
Quit Claim Deed
related
—
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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