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Property profile & analytics
OFF-MARKET
Estimated value
$5,200,000
Manufacturing properties
170 Spicer Dr Gordonsville, TN 38563-2142
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US80-1576593
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1984
Construction
FRAME
Total area
51,725 SF
Lot
11.9 ac (518,364 SF)
Zoning code
I-1
APN
080070 04502
UPID
US80-1576593
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
-
HD Pallet Company Freight Service Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.20M
CAP Approach
CAP
$5.72M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.20M
Owner & transaction history
Doyle Investment Corporation · 1 yrs held
Doyle Investment Corporation
since 2024
Last sale
$5.2M
7 recorded transactions
Zoning & alternative use
I-1 · Gordonsville, 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 Gordonsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gordonsville 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
$5,200,000
ML approach
$5,200,000
CAP Approach
CAP Return
Estimation
6%
$6,195,000
6.5%
$5,720,000
7%
$5,310,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,970,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$3,755,000
Change: 0% · Conversion: Moderate
Blend value · Realmo final
$5.20M
Range $4.68M – $5.72M · ±10% · vs last sale $5.20M (Nov 4 2024)
Last sale anchor
$5.20M
Nov 4 2024
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
$101 / 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
Property tax & assessments
Assessed value
$655,920
Assessed 2023
Previous assessed
$655,920
+0.0% YoY
Assessed land
$54,280
Assessed improvement
$601,640
Land market value
$135,700
Improvement market value
$1,504,100
Total market value
$1,639,800
Applied tax rate
80.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1984
Construction
FRAME
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Units
1
Rooms
2
Bathrooms
3
Total area
51,725 SF
Lot
11.9 ac (518,364 SF)
Zoning code
I-1
APN
080070 04502
UPID
US80-1576593
Jurisdiction
SMITH
Zoning & alternative use
I-1 · Gordonsville, TN
Zoning I-1 · permitted uses
I-1 · Gordonsville, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gordonsville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$5.0M
RETAIL STORES
Est. value
$3.8M
COMMERCIAL (GENERAL)
RETAIL STORES
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
1984
Construction
FRAME
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
1
Rooms
2
Bathrooms
3
Lot
11.9 ac
Current owner
From public records · entity-resolved
Doyle Investment Corporation
Entity
Mailing address
2725 RIVERPORT RD, MEMPHIS, TN 38109-2425
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2024
$5,200,000
Doyle Investment Corporation
Ipi Gordonsville LLC
Special Warranty Deed
$4,680,000 · First Horizon Bank
Nov 2, 2020
$1,600,000
Ipi Gordonsville LLC
Schwarz Properties LLC
Warranty Deed
—
Jul 31, 2017
—
Schwarz Properties LLC
—
Deed
related
—
Oct 19, 2007
$1,350,000
Schwarz Properties LLC
Hunter Family
Warranty Deed
related
$1,147,500 · Banktennessee
Dec 6, 1991
$990,000
F & L Corp
Unknown
Grant Deed
related
—
—
—
Schwarz Properties LLC
—
Loan Modification
related
—
—
—
Schwarz Properties LLC
—
Deed Of Trust
related
$600,000 · Banktennessee
—
—
Schwarz Properties LLC
—
Loan Modification
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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