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Property profile & analytics
OFF-MARKET
Estimated value
$1,985,000
Day care centers
2104 Hillshire Cir, Memphis, TN 38133-6075
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US80-1354277
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1985
Total area
11,412 SF
Lot
1.39 ac (60,723 SF)
Zoning code
EMP
APN
089-028- -B-00067-C
UPID
US80-1354277
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
-
Bright Ideas Enrichment Center - Memphis Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.31M
Blend (final)
Blend
$1.99M
Owner & transaction history
Ryan E Giannecchini · 5 yrs held
Ryan E Giannecchini
since 2021
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
EMP · Memphis, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.6M
+178.1%
Office building
$1.4M
+131.9%
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 Memphis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Memphis 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
$1,905,000
ML approach
$1,950,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,630,000
Change: +178% · Conversion: Difficult
OFFICE BUILDING
$1,360,000
Change: +132% · Conversion: Difficult
Blend value · Realmo final
$1.99M
Range $1.79M – $2.18M · ±10% · vs last sale $2.37M (Mar 10 2021)
Last sale anchor
$2.37M
Mar 10 2021
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
$174 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$20,836
Tax year 2022
Assessed value
$342,040
Assessed 2023
Previous assessed
$342,040
+0.0% YoY
Effective rate
6.09%
On assessed value
Assessed land
$70,080
Assessed improvement
$271,960
Land market value
$175,200
Improvement market value
$679,900
Total market value
$855,100
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1985
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
11,412 SF
Lot
1.39 ac (60,723 SF)
Zoning code
EMP
APN
089-028- -B-00067-C
UPID
US80-1354277
Jurisdiction
SHELBY
Zoning & alternative use
EMP · Memphis, TN
Zoning EMP · permitted uses
EMP · Memphis, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Memphis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.4M
MEDICAL BUILDING
OFFICE BUILDING
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
1985
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.39 ac
Current owner
From public records · entity-resolved
Ryan E Giannecchini
Individual
Mailing address
PO BOX 343, LEOMA, TN 38468-0343
Ownership since
2021
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
Mar 10, 2021
$2,374,875
Ryan E Giannecchini
Tn Ic Lcs LLC
Special Warranty Deed
—
Sep 11, 2019
$1,818,902
Tn Ic Lcs LLC
Clear Capital LLC
Warranty Deed
$1,281,000 · Us Bk
Sep 11, 2019
$971,636
Clear Capital LLC
Bilmor INC
Warranty Deed
related
—
Feb 17, 2010
—
Bilmor INC
Bright Ideas Enrichment Center
Quit Claim Deed
related
—
Aug 4, 2005
—
Bright Ideas Enrichment Center
—
Trustees Deed
related
$500,000 · First Tennessee Bank National
—
—
Bright Ideas Enrichment Center
—
Deed Of Trust
related
$530,336 · First Tennessee Bank National
—
—
Bright Ideas Enrichment Center
—
Deed Of Trust
related
$388,000 · First Tennessee Bank National
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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