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Property profile & analytics
OFF-MARKET
Estimated value
$2,040,000
Commercial real estate
405 Sharp Spgs Rd Winchester, TN 37398-1435
Individually Owned
3-yr Hold
Free & Clear
Property ID
US80-0054520
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1994
Total area
14,094 SF
Lot
5 ac (217,800 SF)
APN
026065F A 00100
UPID
US80-0054520
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.07M
Blend (final)
Blend
$2.04M
Owner & transaction history
Brent A Liston JR · 3 yrs held
Brent A Liston JR
since 2023
Last sale
$11,000
6 recorded transactions
Zoning & alternative use
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 Winchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winchester 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,290,000
Current use
Blend value · Realmo final
$2.04M
Range $1.84M – $2.24M · ±10% · vs last sale $11k (Jan 19 2023)
Last sale anchor
$11k
Jan 19 2023
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
$145 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$13,933
Tax year 2022
Assessed value
$552,680
Assessed 2023
Previous assessed
$552,680
+0.0% YoY
Effective rate
2.52%
On assessed value
Assessed land
$54,000
Assessed improvement
$498,680
Land market value
$135,000
Improvement market value
$1,246,700
Total market value
$1,381,700
Applied tax rate
26.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1994
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Units
1
Bathrooms
3
Total area
14,094 SF
Lot
5 ac (217,800 SF)
APN
026065F A 00100
UPID
US80-0054520
Jurisdiction
FRANKLIN
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
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
COMMERCIAL (GENERAL) 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
1994
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Units
1
Bathrooms
3
Lot
5 ac
Current owner
From public records · entity-resolved
Brent A Liston JR
Individual
Free & Clear · 3 yrs held
Mailing address
370 CORTNER LN, WINCHESTER, TN 37398-3673
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 19, 2023
$11,000
Brent A Liston JR
James C Cortner
Warranty Deed
—
Nov 29, 2022
—
Affiliates And Partners Of Nfh LLC
Jennifer Amber Jackson
Quit Claim Deed
related
$1,497,365 · Firstbank
Nov 3, 2020
$152,500
Paula K Griffin
Paul W Trainor
Warranty Deed
$154,040 · Citizens Tri-cnty Bk
Oct 6, 2004
$1,425,000
North Funeral Home LLC
Watson-gamble Funeral Hm & Mem
Grant Deed
$1,650,000 · Traders Nat'l Bank Tullahoma
Jan 15, 1993
$308,000
Jeffrey M Gamble
Unknown
Grant Deed
—
—
—
Nfh LLC
—
Loan Modification
related
$1,650,000 · Traders Nat'l Bk
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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