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Property profile & analytics
OFF-MARKET
Estimated value
$8,485,000
Strip malls
3075 Vlg Shops Dr, Germantown, TN 38138
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US80-1639137
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1993
Total area
111,181 SF
Lot
19.29 ac (840,316 SF)
Zoning code
SC-1
APN
G02-32 - - -00474
UPID
US80-1639137
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
by Request
Comparable Approach
Comparable
$8.44M
Blend (final)
Blend
$8.49M
Owner & transaction history
Shops Of Forest Hill Ret INC · 1 yrs held
Shops Of Forest Hill Ret INC
since 2025
4 recorded transactions
Zoning & alternative use
SC-1 · Germantown, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$10.8M
+32.1%
Apartment house (5+ units)
$9.9M
+21.2%
Retail stores
$9.2M
+13.0%
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 Germantown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Germantown 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$8,160,000
Current use
AUTO REPAIR, GARAGE
$10,780,000
Change: +32% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$9,890,000
Change: +21% · Conversion: Difficult
RETAIL STORES
$9,225,000
Change: +13% · Conversion: Easy
COMMERCIAL (GENERAL)
$6,720,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$8.49M
Range $7.64M – $9.33M · ±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
$76 / 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
$380,194
Tax year 2022
Assessed value
$7,508,960
Assessed 2023
Previous assessed
$7,508,960
+0.0% YoY
Effective rate
5.06%
On assessed value
Assessed land
$3,398,240
Assessed improvement
$4,110,720
Land market value
$8,495,600
Improvement market value
$10,276,800
Total market value
$18,772,400
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1993
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
3
Stories
1
Total area
111,181 SF
Lot
19.29 ac (840,316 SF)
Zoning code
SC-1
APN
G02-32 - - -00474
UPID
US80-1639137
Jurisdiction
SHELBY
Zoning & alternative use
SC-1 · Germantown, TN
Zoning SC-1 · permitted uses
SC-1 · Germantown, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Germantown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$8.2M
AUTO REPAIR, GARAGE
Est. value
$10.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.9M
RETAIL STORES
Est. value
$9.2M
COMMERCIAL (GENERAL)
Est. value
$6.7M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1993
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Lot
19.29 ac
Current owner
From public records · entity-resolved
Shops Of Forest Hill Ret INC
Entity
Mailing address
515 CONGRESS AVE STE #1925, AUSTIN, TX 78701-0024
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Jan 21, 2025
$47,800,000
Shops Of Forest Hill Ret INC
Erep Forest Hill I LLC
Special Warranty Deed
—
Apr 17, 2020
—
Erep Forest Hill I LLC
—
Deed
related
$120,200,000 · Bank Of America
Aug 30, 2019
—
Erep Forest Hill I LLC
—
Grant Deed
related
$107,500,000 · Bank Of America
—
—
Erep Forest Hill I LLC
—
Loan Modification
related
$120,200,000 · Bank Of America
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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