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Property profile & analytics
OFF-MARKET
Estimated value
$1,700,000
Golf courses & driving ranges
180 Valleybrook Rd Hixson, TN 37343-3068
Entity Owned
2-yr Hold
Free & Clear
Property ID
US80-3055333
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
COUNTRY CLUB
Year built
1972
Total area
20,351 SF
Lot
137.38 ac (5,984,273 SF)
Zoning code
R1
APN
100E A 017
UPID
US80-3055333
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
-
Valleybrook Golf and Country Club Golf Course
-
Ke Barbie Clothing & Fashion Store
-
The Grill at Valleybrook Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.70M
Owner & transaction history
Valleybrook Re LLC · 2 yrs held
Valleybrook Re LLC
since 2023
Last sale
$1.7M
6 recorded transactions
Zoning & alternative use
R1 · Hixson, 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 Hixson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hixson 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
$1,670,000
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
$2,770,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,400,000
Change: 0% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,240,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$1.70M
Range $1.53M – $1.87M · ±10% · vs last sale $1.70M (Dec 13 2023)
Last sale anchor
$1.70M
Dec 13 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
$84 / 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
$10,211
Tax year 2023
Assessed value
$456,410
Assessed 2023
Previous assessed
$456,410
+0.0% YoY
Effective rate
2.24%
On assessed value
Land market value
$1,418,600
Improvement market value
$254,400
Total market value
$1,673,000
Applied tax rate
1.0000
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
Golf courses & driving ranges
Use group
COUNTRY CLUB
Status
Off-Market
Year built
1972
Heating
YES
Buildings
5
Stories
1
Total area
20,351 SF
Lot
137.38 ac (5,984,273 SF)
Zoning code
R1
APN
100E A 017
UPID
US80-3055333
Jurisdiction
HAMILTON
Zoning & alternative use
R1 · Hixson, TN
Zoning R1 · permitted uses
R1 · Hixson, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hixson. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$2.8M
WAREHOUSE, STORAGE
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES
WAREHOUSE, STORAGE
INDUSTRIAL (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
1972
Heating
YES
Stories
1
Buildings
5
Lot
137.38 ac
Current owner
From public records · entity-resolved
Valleybrook Re LLC
Entity
Free & Clear · 2 yrs held
Mailing address
PO BOX 1678, CHATTANOOGA, TN 37401-1678
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 13, 2023
—
Valleybrook Re LLC
Urban Dome LLC
Quit Claim Deed
related
—
May 5, 2023
$1,702,000
Urban Dome LLC
Henry G Luken III
Warranty Deed
—
Jun 19, 2017
—
Henry G Luken III
—
Deed
related
$3,250,000 · Colleen Renee Luken
Sep 23, 2013
$1,007,000
Henry G Luken III
Dasac INC
Warranty Deed
—
Feb 9, 2009
$70,000
Todd A Zumbrun
Dasac INC
Warranty Deed
—
—
—
Henry G Luken III
—
Deed Of Trust
related
$3,250,000 · Colleen Renee Luken
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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