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Property profile & analytics
OFF-MARKET
Estimated value
$10,475,000
Casinos
418 Gay St Ste 103 Knoxville, TN 37902-1127
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US80-0047817
Property profile
Verified
Property type
Casinos
Use group
CASINO
Year built
1910
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
52,500 SF
Lot
0.18 ac (7,762 SF)
APN
095IA035
UPID
US80-0047817
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
$10.48M
Blend (final)
Blend
$10.48M
Owner & transaction history
Phoenix Prop Mgmt LLC · 8 yrs held
Phoenix Prop Mgmt LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$10.6M
+1.6%
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 Knoxville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Knoxville 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
CASINO
$10,475,000
Current use
MEDICAL BUILDING
$10,640,000
Change: +2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,110,000
Change: -4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,395,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$10.48M
Range $9.43M – $11.52M · ±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
$200 / 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
Land market value
$426,300
Improvement market value
$3,241,800
Total market value
$3,668,100
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
Casinos
Use group
CASINO
Status
Off-Market
Year built
1910
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Stories
6
Units
1
Total area
52,500 SF
Lot
0.18 ac (7,762 SF)
APN
095IA035
UPID
US80-0047817
Jurisdiction
KNOX
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
CASINO Current
Est. value
$10.5M
MEDICAL BUILDING
Est. value
$10.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.1M
AUTO REPAIR, GARAGE
Est. value
$8.4M
CASINO Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1910
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
6
Units
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Phoenix Prop Mgmt LLC
Entity
Mailing address
418 S GAY ST, KNOXVILLE, TN 37902-1134
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2018
$250,000
Phoenix Prop Mgmt LLC
Clayton Hc INC
Grant Deed
$200,000 · Mountain Cmrc Bk
Aug 5, 2011
$206,000
Hamid Nasrollahi
Clayton Bk & Trust
Grant Deed
—
Jun 3, 2011
$2,700,000
Clayton Bk & Trust
Steele,anthony R
Trustees Deed
related
—
Oct 23, 2009
$357,200
Marshall H Peterson
Insite 418 South Gay Street LP
Warranty Deed
$285,760 · Home Federal Bank Of Tennessee Fsb
Jun 16, 2009
$303,000
Milton Russell
Insite-418 South Gay Street
Warranty Deed
$242,400 · Suntrust Mortgage INC
May 4, 2009
$215,000
Brandon S Pratt
Insite-418 South Gay Street
Warranty Deed
$172,000 · Mortgage Investors Group
Feb 25, 2009
—
South Gay Street Insite-418
Industrial Dev Board Of City/knox
Quit Claim Deed
related
—
Oct 2, 2003
—
Industrail Development Board
Insite 418 South Gay St LP
Quit Claim Deed
related
—
Jan 9, 2002
—
Insite 418 South Gay Street LP
Insite Property Associates LLC
Quit Claim Deed
related
—
Jun 21, 1999
$300,000
Insite Property Associates LLC
Townsend,rodman & Katheryne
Grant Deed
$200,000 · Bankfirst
May 29, 1996
$90,000
Rodman Townsend JR.
—
Grant Deed
related
—
Jan 9, 1993
$190,000
L P Promenade
Unknown,
Grant Deed
—
Dec 4, 1992
$165,000
Onward INC
Unknown
Grant Deed
—
—
—
South Gay Street Insite-418
—
Deed Of Trust
related
$4,900,000 · Clayton Bank & 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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