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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Office Spaces
409 Madison St Manchester, TN 37355-1790
Individually Owned
16-yr Hold
Free & Clear
Property ID
US80-0703086
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2007
Total area
5,385 SF
Lot
0.75 ac (32,680 SF)
APN
016076H J 02500
UPID
US80-0703086
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
-
District Attorney General Local Government Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$691k
Blend (final)
Blend
$670k
Owner & transaction history
Mcafee,philip · 16 yrs held
Mcafee,philip
since 2009
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.0M
+69.0%
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 Manchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manchester 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)
$590,000
Current use
RESTAURANT
$1,000,000
Change: +69% · Conversion: Difficult
Blend value · Realmo final
$670k
Range $603k – $737k · ±10%
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
$124 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$7,649
Tax year 2023
Assessed value
$210,720
Assessed 2023
Previous assessed
$210,720
+0.0% YoY
Effective rate
3.63%
On assessed value
Assessed land
$35,120
Assessed improvement
$175,600
Land market value
$87,800
Improvement market value
$439,000
Total market value
$526,800
Applied tax rate
16.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2007
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Units
1
Bathrooms
2
Total area
5,385 SF
Lot
0.75 ac (32,680 SF)
APN
016076H J 02500
UPID
US80-0703086
Jurisdiction
COFFEE
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
$590,000
RESTAURANT
Est. value
$1.0M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
2007
Heating
YES
Cooling
Yes
Stories
1
Units
1
Bathrooms
2
Lot
0.75 ac
Current owner
From public records · entity-resolved
Mcafee,philip
Individual
Free & Clear · 16 yrs held
Mailing address
1291 JARRELL RD, MANCHESTER, TN 37355-6640
Ownership since
2009
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
Oct 2, 2009
—
Mcafee,philip
Mason,diane G
Quit Claim Deed
related
—
May 30, 2007
—
Gray,diane
Lowe,jeff
Quit Claim Deed
related
—
Jul 13, 2006
—
Lowe,jeff
Gray,diane
Quit Claim Deed
related
$400,000 · Coffee County Bank
Nov 22, 2005
$75,000
Gray,diane
Lowe,jeff
Warranty Deed
$250,000 · American Cty Bk
Oct 19, 2004
$55,000
Lowe,jeff
Johnson,rabon W
Warranty Deed
$55,686 · American Cty 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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