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Property profile & analytics
OFF-MARKET
Estimated value
$820,000
Retail space
3355 Butler St Pigeon Forge, TN 37863-3401
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US80-0920120
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1999
Total area
5,460 SF
Lot
100 ac (4,356,000 SF)
Zoning code
C-2
APN
078094D D 03800
UPID
US80-0920120
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
$820k
CAP Approach
CAP
$1.03M
Comparable Approach
Comparable
$566k
Blend (final)
Blend
$820k
Owner & transaction history
Old Mill Gp · 3 yrs held
Old Mill Gp
since 2022
Last sale
$850,000
5 recorded transactions
Zoning & alternative use
C-2 · Pigeon Forge, 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 Pigeon Forge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pigeon Forge 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
$755,000
ML approach
$820,000
CAP Approach
CAP Return
Estimation
6%
$1,115,000
6.5%
$1,030,000
7%
$955,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,235,000
Current use
Blend value · Realmo final
$820k
Range $738k – $902k · ±10% · vs last sale $850k (Nov 9 2022)
Last sale anchor
$850k
Nov 9 2022
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
$150 / 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 2021Property tax & assessments
Tax year 2021
Tax billed
$2,341
Tax year 2021
Assessed value
$142,280
Assessed 2023
Previous assessed
$142,280
+0.0% YoY
Effective rate
1.65%
On assessed value
Assessed land
$38,800
Assessed improvement
$103,480
Land market value
$97,000
Improvement market value
$258,700
Total market value
$355,700
Applied tax rate
78.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1999
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Units
1
Bathrooms
2
Total area
5,460 SF
Lot
100 ac (4,356,000 SF)
Zoning code
C-2
APN
078094D D 03800
UPID
US80-0920120
Jurisdiction
SEVIER
Zoning & alternative use
C-2 · Pigeon Forge, TN
Zoning C-2 · permitted uses
C-2 · Pigeon Forge, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pigeon Forge. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.2M
RETAIL STORES Current
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
Heating
YES
Cooling
Yes
Stories
1
Units
1
Bathrooms
2
Lot
100 ac
Current owner
From public records · entity-resolved
Old Mill Gp
Individual
Mailing address
PO BOX 266, PIGEON FORGE, TN 37868-0266
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 9, 2022
$850,000
Old Mill Gp
Cynthia Smelcer
Warranty Deed
$680,000 · Citizens National Bank
Apr 21, 2006
—
Cynthia Smelcer
—
Trustees Deed
related
$45,755 · Sevier County Bank
—
—
Smelcer,cynthia
—
Loan Modification
related
$206,654 · Sevier Cnty Bk
—
—
Cynthia Smelcer
—
Deed Of Trust
related
$225,000 · Sevier County Bank
—
—
Cynthia Smelcer
—
Deed Of Trust
related
$158,000 · Sevier County Bank
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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