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Property profile & analytics
OFF-MARKET
Estimated value
$15,855,000
Assisted living facilities
314 Cool Spgs Blvd Franklin, TN 37067-6240
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US80-1985121
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Construction
WOOD
Total area
99,262 SF
Lot
7.56 ac (329,314 SF)
APN
094062G A 01300
UPID
US80-1985121
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
$15.86M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.86M
Owner & transaction history
314 Cool Springs Boulevard Owner Ll · 2 yrs held
314 Cool Springs Boulevard Owner Ll
since 2024
Last sale
$15.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$22.4M
+107.6%
Medical building
$15.9M
+47.1%
Restaurant
$13.6M
+26.0%
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 Franklin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Franklin 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
$15,855,000
ML approach
$15,855,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$10,805,000
Current use
COMMERCIAL (GENERAL)
$22,430,000
Change: +108% · Conversion: Difficult
MEDICAL BUILDING
$15,895,000
Change: +47% · Conversion: Difficult
RESTAURANT
$13,615,000
Change: +26% · Conversion: Difficult
RETAIL STORES
$9,615,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$15.86M
Range $14.27M – $17.44M · ±10% · vs last sale $15.85M (Jul 1 2024)
Last sale anchor
$15.85M
Jul 1 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
$160 / 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
$212,116
Tax year 2023
Assessed value
$7,794,960
Assessed 2023
Previous assessed
$7,794,960
+0.0% YoY
Effective rate
2.72%
On assessed value
Assessed land
$2,268,000
Assessed improvement
$5,526,960
Land market value
$5,670,000
Improvement market value
$13,817,400
Total market value
$19,487,400
Applied tax rate
263.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1999
Construction
WOOD
Heating
YES
Cooling
YES
Stories
3
Units
1
Bathrooms
176
Total area
99,262 SF
Lot
7.56 ac (329,314 SF)
APN
094062G A 01300
UPID
US80-1985121
Jurisdiction
WILLIAMSON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$10.8M
COMMERCIAL (GENERAL)
Est. value
$22.4M
MEDICAL BUILDING
Est. value
$15.9M
RESTAURANT
Est. value
$13.6M
RETAIL STORES
Est. value
$9.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RESTAURANT
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
1999
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
3
Units
1
Bathrooms
176
Lot
7.56 ac
Current owner
From public records · entity-resolved
314 Cool Springs Boulevard Owner Ll
Individual
Mailing address
631 W MORSE BLVD, WINTER PARK, FL 32789-3775
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
Jul 1, 2024
—
314 Cool Springs Boulevard Owner Ll
Churchill Property Portfolio Owner
Intrafamily Transfer
related
—
Aug 5, 2021
$15,852,921
Churchill Property Portfolio Owner
Harvest Manor At Steeplechase Ret R
Special Warranty Deed
—
Mar 26, 2007
—
Harvest Manor At Steeplechase Retir
Franklin Retirement Residence LLC
Quit Claim Deed
related
$184,209,435 · Citigroup Global Markets Realty Cor
Sep 18, 1997
$950,000
Retirement Reside Franklin
—
Grant Deed
related
—
Sep 18, 1997
—
Retirement Reside Franklin
—
Deed Of Trust
related
—
Sep 17, 1997
$950,000
Franklin Retirement Residence
David,lipscomb C
Grant Deed
$850,000 · David Lipscomb University
Jan 13, 1995
—
Franklin Tn City Of
Prudential,healt
Grant Deed
related
—
—
—
Harvest Mnr Of Steeplechase Retir
—
Deed Of Trust
related
$31,368,000 · Walker & Dunlop
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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