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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Retail space
352 Chancery St Mcminnville, TN 37110-5600
Entity Owned
~
Est. High Equity
Property ID
US80-1710565
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1962
Total area
8,052 SF
Lot
1.08 ac (47,175 SF)
APN
089068L A 00100
UPID
US80-1710565
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
-
The Clean Machine Commercial Cleaning Service Cleaners
-
Truck Lot Car Dealership
-
Relax-Tax Income Tax Services Tax Preparation
-
Caring Hearts United Association / Organization
-
Javi’s Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$595k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$508k
Blend (final)
Blend
$595k
Owner & transaction history
Breedlove Legacy Properties LLC
Breedlove Legacy Properties LLC
since 2026
Last sale
$675,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$665,000
+3.8%
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 Mcminnville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mcminnville 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
$600,000
ML approach
$595,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$640,000
Current use
COMMERCIAL (GENERAL)
$665,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$595k
Range $536k – $655k · ±10% · vs last sale $675k (Oct 20 2022)
Last sale anchor
$675k
Oct 20 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
$74 / 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
Property tax & assessments
Assessed value
$128,840
Assessed 2023
Previous assessed
$71,760
+79.5% YoY
Assessed land
$44,680
Assessed improvement
$84,160
Land market value
$111,700
Improvement market value
$210,400
Total market value
$322,100
Applied tax rate
89.0000
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
1962
Heating
YES
Cooling
YES
Stories
1
Units
1
Bathrooms
4
Total area
8,052 SF
Lot
1.08 ac (47,175 SF)
APN
089068L A 00100
UPID
US80-1710565
Jurisdiction
WARREN
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
RETAIL STORES Current
Est. value
$640,000
COMMERCIAL (GENERAL)
Est. value
$665,000
RETAIL STORES Current
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
1962
Heating
YES
Cooling
Yes
Stories
1
Units
1
Bathrooms
4
Lot
1.08 ac
Current owner
From public records · entity-resolved
Breedlove Legacy Properties LLC
Entity
Mailing address
PO BOX 134, SMARTT, TN 37378-0134
Ownership since
2026
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 3, 2026
—
Breedlove Legacy Properties LLC
Michael Breedlove
Deed
related
—
Dec 4, 2025
—
Michael R Breedlove
—
Deed
related
$600,000 · Citizens Tri-county Bank
Oct 20, 2022
$675,000
Michael R Breedlove
Meleah Jaco
Warranty Deed
$175,000 · Misty King Etal
Jul 1, 2015
—
Melinda Breedlove
Breedlove Ronald
Quit Claim Deed
related
$101,000 · Security Fsb
Jun 21, 2004
$253,205
Ronald Breedlove
Crouch,barry & R
Grant Deed
—
Mar 24, 1995
$133,000
Barry L Crouch
—
Deed Of Trust
related
—
—
—
Melinda Breedlove
—
Deed Of Trust
related
$150,626 · Security Fsb
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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