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Property profile & analytics
OFF-MARKET
Estimated value
$13,970,000
Assisted living facilities
415 Pace St Mcminnville, TN 37110-1246
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US80-3497034
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1981
Total area
39,600 SF
Lot
4.25 ac (185,130 SF)
APN
089058 05903
UPID
US80-3497034
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
-
Willow Branch Health and Rehabilitation Nursing Home
-
Raintree Manor Nursing Home
-
Sutton Berrien W Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.97M
Owner & transaction history
Mcminnville Tn Propco LLC · 5 yrs held
Mcminnville Tn Propco LLC
since 2020
Last sale
$13.3M
7 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 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
$15,210,000
ML approach
$8,465,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$13.97M
Range $12.57M – $15.37M · ±10% · vs last sale $13.35M (Dec 22 2020)
Last sale anchor
$13.35M
Dec 22 2020
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
$353 / 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
$1,347,960
Assessed 2023
Previous assessed
$1,347,960
+0.0% YoY
Assessed land
$23,120
Assessed improvement
$1,324,840
Land market value
$57,800
Improvement market value
$3,312,100
Total market value
$3,369,900
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1981
Heating
YES
Cooling
YES
Stories
1
Units
1
Bathrooms
38
Total area
39,600 SF
Lot
4.25 ac (185,130 SF)
APN
089058 05903
UPID
US80-3497034
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
Building & site characteristics
From public records
Year built
1981
Heating
YES
Cooling
Yes
Stories
1
Units
1
Bathrooms
38
Lot
4.25 ac
Current owner
From public records · entity-resolved
Mcminnville Tn Propco LLC
Entity
Mailing address
440 SYLVAN AVE STE #240, ENGLEWOOD CLIFFS, NJ 07632-2700
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 18, 2024
—
Mcminnville Tn Propco LLC
—
Deed
related
$400,000,000 · Monticelloam Funding Sh 77 LLC
Dec 22, 2020
$13,347,279
Mcminnville Tn Propco LLC
415 Pace Street Prop Invs LLC
Grant Deed
$64,187,750 · Capital Fndg
Sep 30, 2019
$10,750,000
415 Pace Street Prop Invs LLC
Eclipse Grace Pace Street LLC
Warranty Deed
—
Apr 17, 2019
—
Eclipse Grace Pace Street LLC
—
Loan Modification
related
$65,000,000 · Wo Healthco-3 LLC
May 12, 2014
$7,288,000
Eclipse Grace Pace Street LLC
Crown Pace Street LLC
Warranty Deed
—
Aug 19, 2005
$5,445,000
Raintree Property Invs LLC
Raintree Healthcare Invtrs INC
Grant Deed
related
$2,700,000 · Bank Of First Citizens Bk
May 1, 2002
$3,700,000
Raintree Healthcare
Mcminnville,inve
Trustees Deed
—
May 1, 2002
—
Raintree Healthcare
Mcminnville,inve
Trustees Deed
related
—
Dec 11, 2000
$59,500
Ramon Flores
Foutch,james W S
Grant Deed
—
Sep 12, 1997
—
Mcminnville Investors LLC
Mcminnville,inve
Quit Claim Deed
related
—
Dec 10, 1992
$50,892
Mcminnville Invest Group
Unknown
Grant Deed
—
Oct 18, 1991
$4,312,000
Notaro,thomas Trustee Etal
Unknown,
Grant Deed
—
Nov 28, 1988
$3,387,000
Tenn Health Middle
Unknown,
Grant Deed
—
—
—
Crown Pace Street LLC
—
Deed Of Trust
related
$65,000,000 · General Elec Cap
—
—
Williams,& Prochaska P C
—
Deed Of Trust
related
$82,114 · Lois Nataro Trust
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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