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3860 Forest Hill Irene Rd, Memphis, TN 38125
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Total area
75,171 SF
Lot
7.01 ac (305,356 SF)
Zoning code
O-51
APN
G02-43 - - -00372
UPID
US80-1867054
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Trucking Company
-
Arcade & Gaming Center Sports Field & Court
-
Real Estate Agency
-
Courier Service Postal Service
-
Real Estate Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.10M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.71M
Blend (final)
Blend
$11.10M
Owner & transaction history
since 2024
Last sale
$11.1M
7 recorded transactions
Zoning & alternative use
O-51 · Memphis, TN
Top alternative use upside
Medical building
$10.8M
+19.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$11.10M
Value range
$9.99M – $12.21M
±10% around blend
Estimated value / SF
$148 / SF
Confidence
Low
3 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
30
$9.99M
blend $11.10M
$12.21M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
75,171 SF
Lot area
7.01 ac
Year built
2000
Stories
1
APN
G02-43 - - -00372
Zoning
O-51
Assessed value
$4,221,600
Annual tax
$213,748
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$5.43M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.1 mi away · 60,006 SF
9.3 mi away · 61,144 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$11.10M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 520 sales
$119
+24%
County 632 sales
$120
+23%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $148/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+20%
vs current-use indication
Office Building · current use
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
9.60%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.60%
9.0%
NOI (est.)
$777k *
Last sale · Apr 2024
$11.10M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$8.09M
Move the market yield to see immediate price impact.
Value / SF
$108
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
9.10%9.60%10.10%
$699k
$7.68M
$7.28M
$6.92M
$777k
$8.54M
$8.09M
$7.69M
$855k
$9.39M
$8.90M
$8.46M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$4.15M
0.4 mi · Sep 2025 · $57/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$213,748
Tax year 2022
Assessed value
$4,221,600
Assessed 2023
Previous assessed
$4,221,600
+0.0% YoY
Effective rate
5.06%
On assessed value
Assessed land
$615,080
Assessed improvement
$3,606,520
Land market value
$1,537,700
Improvement market value
$9,016,300
Total market value
$10,554,000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2000
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
75,171 SF
Lot
7.01 ac (305,356 SF)
Zoning code
O-51
APN
G02-43 - - -00372
UPID
US80-1867054
Jurisdiction
SHELBY
Zoning & alternative use
O-51 · Memphis, TNZoning O-51 · permitted uses
O-51 · Memphis, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2000
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
7.01 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
O-51
Jurisdiction
Memphis, TN
Recorded code
O-51
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for O-51 in Memphis, TN.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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