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Property profile & analytics
OFF-MARKET
Estimated value
$3,950,000
Investment properties
550 Grand Cyn Dr Madison, WI 53719-1033
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US92-1032135
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1980
Total area
17,836 SF
Lot
2.88 ac (125,322 SF)
Zoning code
CC
APN
0708-252-0411-1
UPID
US92-1032135
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
-
LE SPA Spa & Massage Center
-
Silver Line Studio Marketing & Advertising Advertising Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.04M
CAP Approach
CAP
$3.79M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.95M
Owner & transaction history
Patterson & Richardson Properties L · 4 yrs held
Patterson & Richardson Properties L
since 2021
Last sale
$2.9M
6 recorded transactions
Zoning & alternative use
CC · Madison, WI
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$6.3M
+19.4%
Restaurant
$5.9M
+13.4%
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 Madison submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Madison 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
$4,895,000
ML approach
$5,035,000
CAP Approach
CAP Return
Estimation
6%
$4,100,000
6.5%
$3,785,000
7%
$3,515,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,245,000
Current use
RETAIL STORES
$6,260,000
Change: +19% · Conversion: Easy
RESTAURANT
$5,945,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,025,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$3.95M
Range $3.56M – $4.35M · ±10% · vs last sale $2.90M (Nov 17 2021)
Last sale anchor
$2.90M
Nov 17 2021
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
$221 / 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
$57,380
Tax year 2022
Assessed value
$2,900,000
Assessed 2023
Previous assessed
$2,900,000
+0.0% YoY
Effective rate
1.98%
On assessed value
Assessed land
$1,100,000
Assessed improvement
$1,800,000
Applied tax rate
3,269.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1980
Heating
NONE
Buildings
24
Stories
1
Total area
17,836 SF
Lot
2.88 ac (125,322 SF)
Zoning code
CC
APN
0708-252-0411-1
UPID
US92-1032135
Jurisdiction
DANE
Zoning & alternative use
CC · Madison, WI
Zoning CC · permitted uses
CC · Madison, WI
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Madison. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$5.2M
RETAIL STORES
Est. value
$6.3M
RESTAURANT
Est. value
$5.9M
AUTO REPAIR, GARAGE
Est. value
$5.0M
COMMERCIAL (GENERAL) Current
RETAIL STORES
RESTAURANT
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
1980
Heating
NONE
Stories
1
Buildings
24
Lot
2.88 ac
Current owner
From public records · entity-resolved
Patterson & Richardson Properties L
Entity
Mailing address
584 GRAND CYN DR, MADISON, WI 53719-1033
Ownership since
2021
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
Nov 17, 2021
$2,900,000
Patterson & Richardson Properties L
Toe Drag LLC
Warranty Deed
$2,392,500 · One Community Bank
Jan 10, 2019
—
Toe Drag LLC
—
Deed
related
$700,000 · Farmers & Merchants St Bk
Apr 15, 2015
$1,507,500
Toe Drag LLC
Spcp Group V LLC
Special Warranty Deed
$1,206,000 · Farmers & Merchants State Bank
Mar 12, 2015
—
Spcp Group V LLC
Evergreen Partnership LLC
Warranty Deed
—
Jun 2, 2005
$2,080,000
Evergreen Partnershipi LLC
Evergreen Partnersi
Quit Claim Deed
related
—
—
—
Toe Drag LLC
—
Deed Of Trust
related
$700,000 · Farmers & Merchants St 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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