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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Office Spaces
1920 Bradford Hicks Dr Livingston, TN 38570-2232
Individually Owned
34-yr Hold
Absentee Owner
Free & Clear
Property ID
US80-1897637
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1994
Total area
5,400 SF
Lot
2.69 ac (117,176 SF)
Zoning code
C-1
APN
067053D B 00700
UPID
US80-1897637
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
-
District Attorney Generals Office Law Firm
-
Quality Private Care Home Home Health Care Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$385k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$687k
Blend (final)
Blend
$535k
Owner & transaction history
Larry Mason · 34 yrs held
Larry Mason
since 1992
1 recorded transaction
Zoning & alternative use
C-1 · Livingston, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Commercial C-1 Districts are established on the municipal zoning map strictly for the convenience of automobile shoppers or neighboring residents, offices, financial institutions, restaurants and professional services, service stations, automobile sales and service establishments, self service laundry, car wash and dry cleaning facilities and similar uses
Zone name
Local Commercial
General category
COMMERCIAL
Zone area
328.21 ac
Source
Realmo
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 Livingston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Livingston 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
$385,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$570,000
Current use
RETAIL STORES
$475,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$99 / 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
$6,492
Tax year 2023
Assessed value
$175,960
Assessed 2023
Previous assessed
$175,960
+0.0% YoY
Effective rate
3.69%
On assessed value
Assessed land
$42,760
Assessed improvement
$133,200
Land market value
$106,900
Improvement market value
$333,000
Total market value
$439,900
Applied tax rate
67.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1994
Heating
YES
Cooling
YES
Stories
1
Units
1
Bathrooms
1
Total area
5,400 SF
Lot
2.69 ac (117,176 SF)
Zoning code
C-1
APN
067053D B 00700
UPID
US80-1897637
Jurisdiction
OVERTON
Zoning & alternative use
C-1 · Livingston, TNZoning C-1 · permitted uses
C-1 · Livingston, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Commercial C-1 Districts are established on the municipal zoning map strictly for the convenience of automobile shoppers or neighboring residents, offices, financial institutions, restaurants and professional services, service stations, automobile sales and service establishments, self service laundry, car wash and dry cleaning facilities and similar uses
Zone name
Local Commercial
General category
COMMERCIAL
Zone area
328.21 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$570,000
RETAIL STORES
Est. value
$475,000
COMMERCIAL (GENERAL) Current
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
1994
Heating
YES
Cooling
Yes
Stories
1
Units
1
Bathrooms
1
Lot
2.69 ac
Current owner
From public records · entity-resolved
Larry Mason
Individual
Free & Clear · 34 yrs held
Mailing address
1541 GOLF LN, LIVINGSTON, TN 38570-2110
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1992
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 23, 1992
$72,500
Larry Mason
Unknown
Grant Deed
—
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.
Try Rey
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