3870 Candies Crk NW Ln Cleveland, TN 37312-1863
Entity Owned
2-yr Hold
~
Est. High Equity
Estimated value (blended)
$3.05M
Range $2.74M – $3.35M (±10%)
Implied cap rate
5.60%
In-place · NOI ÷ last sale
Property ID
US80-0589172
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
16,876 SF
Lot
6.32 ac (275,299 SF)
Zoning code
CG
APN
033F A 001.00 000
UPID
US80-0589172
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
-
Department Store Grocery & Convenience Store
-
Shopping Center & Mall
-
Specialty Food Shop Supermarket
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.96M
CAP Approach
CAP
$2.63M
Comparable Approach
Comparable
$3.98M
Blend (final)
Blend
$3.05M
Owner & transaction history
since 2023
Last sale
$3.4M
7 recorded transactions
Zoning & alternative use
CG · Cleveland, TN
Zoning description
A. All Uses Allowed by Right in the R-1, R-2, R-3, R-5, CN, PI, and CG Districts. 2.13.2 Conditional uses. A. All uses allowed by right in the CH and IL Districts which are not otherwise allowed by right in the MU Distri…
General category
COMMERCIAL
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 3 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.05M
Value range
$2.74M – $3.35M
±10% around blend
Estimated value / SF
$180 / SF
Confidence
Low
3 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
30
$2.74M
blend $3.05M
$3.35M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
16,876 SF
Lot area
6.32 ac
Year built
2007
Stories
1
APN
033F A 001.00 000
Assessed value
$1,512,400
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.63M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.85M
@ 6.5% CAP return
$2.63M
@ 7% CAP return
$2.44M
4
Sales comparison
Partial preview
Sales approach indication
$1.12M
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
19.1 mi away · 18,000 SF
21.4 mi away · 21,512 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.05M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 56 sales
$147
+23%
Submarket 129 sales
$139
+30%
County 135 sales
$138
+30%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $180/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
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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
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Overview
Implied cap rate
5.60%
Implied, in-place cap rate for this commercial real estate
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 · 5.60%
9.0%
NOI (est.)
$238k *
Last sale · Dec 2023
$3.40M
* 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$4.25M
Move the market yield to see immediate price impact.
Value / SF
$252
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
5.10%5.60%6.10%
$214k
$4.20M
$3.83M
$3.51M
$238k
$4.67M
$4.25M
$3.90M
$262k
$5.13M
$4.68M
$4.29M
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
$600k
1.9 mi · Oct 2025 · $33/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$1,512,400
Assessed 2023
Previous assessed
$1,512,400
+0.0% YoY
Assessed land
$504,360
Assessed improvement
$1,008,040
Land market value
$1,260,900
Improvement market value
$2,520,100
Total market value
$3,781,000
Applied tax rate
6.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
AC.PACKAGE
Buildings
3
Stories
1
Units
10
Rooms
29
Bathrooms
4
Total area
16,876 SF
Lot
6.32 ac (275,299 SF)
Zoning code
CG
APN
033F A 001.00 000
UPID
US80-0589172
Jurisdiction
BRADLEY
Zoning & alternative use
CG · Cleveland, TNZoning CG · permitted uses
CG · Cleveland, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
A. All Uses Allowed by Right in the R-1, R-2, R-3, R-5, CN, PI, and CG Districts. 2.13.2 Conditional uses. A. All uses allowed by right in the CH and IL Districts which are not otherwise allowed by right in the MU Distri…
General category
COMMERCIAL
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
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Units
10
Rooms
29
Bathrooms
4
Lot
6.32 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
CG
COMMERCIAL
Jurisdiction
Cleveland, TN
Recorded code
CG
Official district
CG
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for CG in Cleveland, TN.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified 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.
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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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