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    Property profile & analytics

    7109 Vineyard Way Germantown, TN 38138-1403

    • Apartment buildings
    • 60,952 SF
    • 27.21 lot acres
    OFF-MARKET
    Value Estimations
    $7,315,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US80-1377501
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • The Vineyards / Apartment Complex / Apartment Rental Agency

    Property Details for 7109 Vineyard Way

    Year built
    1997
    Lot size
    27.21 lot acres
    Property size
    60,952 SF
    Zone code
    R-T
    Property type
    Apartment buildings
    APN
    G02-19 - - -00198
    APU
    G021900198

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $7,585,000
      6.5%
      $7,000,000
      7%
      $6,500,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $9,793,000
      Market price range: $2.69M - $9.79M
      AI Estimate
      $5,145,000
      Market price range: $1.73M - $5.15M

    • Alternative Use

      Use
      Estimation
      APARTMENT HOUSE (5+ UNITS)
      $5,420,000
      Current use
      MEDICAL BUILDING
      $8,720,000
      Change: +61% Conversion: Moderate
      AUTO REPAIR, GARAGE
      $5,910,000
      Change: +9% Conversion: Difficult
      RETAIL STORES
      $5,055,000
      Change: -7% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $4,475,000
      Change: -17% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Germantown
    County
    Shelby
    State
    Tennessee
    Longitude
    -89.8261
    Latitude
    35.1155
    CBSA code
    32820
    CBSA name
    MEMPHIS, TN-MS-AR METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2022
    $418,194
    $1,919,240
    $6,340,240
    $8,259,480
    -
    $4,798,100
    $15,850,600
    $20,648,700

    Comparable in this City

    • Value Estimation
      $11,540,000
      96,180 SF

      Brierbrook Rd

      APARTMENT HOUSE (5+ UNITS) • 96,180 SF
      Brierbrook Rd, Germantown, TN 38138
      View Details
    • Value Estimation
      $1,000,000
      9,848 SF

      2216 Brierbrook Rd

      APARTMENT HOUSE (5+ UNITS) • 9,848 SF
      2216 Brierbrook Rd, Germantown, TN 38138-5057
      View Details
    • Value Estimation by Request
      509,183 SF

      7794 Kings College Ave

      APARTMENT HOUSE (100+ UNITS) • 509,183 SF
      7794 Kings College Ave, Germantown, TN 38138-2081
      View Details
    • Value Estimation by Request
      7,638 SF

      6755 Poplar Ave

      APARTMENT HOUSE (5+ UNITS) • 7,638 SF
      6755 Poplar Ave, Germantown, TN 38138-3615
      View Details
    • Value Estimation
      $9,390,000
      78,240 SF

      7455 Wolf Riv Blvd

      APARTMENT HOUSE (100+ UNITS) • 78,240 SF
      7455 Wolf Riv Blvd, Germantown, TN 38138
      View Details
    • Value Estimation
      $1,170,000
      12,000 SF

      2193 Brierbrook Rd

      APARTMENT HOUSE (5+ UNITS) • 12,000 SF
      2193 Brierbrook Rd, Germantown, TN 38138-5069
      View Details

    Similar Nearby for Sale

    • $254,900

      Updated Condo in Quaint Community

      Updated 2 bed, 1.5 bath condo with community amenities.
      2240 Germantown Sq W, Germantown, TN 38138
      View Details
    • $495,000
      0.80 Acres

      Land in Gated Germantown Enclave

      Residential land available in a gated luxury home community.
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      11,068 SF

      Germantown Office Space Available

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      1,600 SF

      Germantown Office Space Available

      Office space for lease in Germantown, Tennessee.
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    • New
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      Turn-Key Medical Office Space

      Move-in ready medical office near hospitals and retail.
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      Functional Office Property Sublease

      Office sublease opportunity with strong visibility and convenient location.
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    Similar Nearby for Lease

    • Contact for pricing
      3,393 SF

      Office Complex in Park-Like Setting

      Office suites available in Germantown/East Memphis with tenant amenities.
      6750 Poplar Ave, Memphis, TN 38138
      View Details
    • Contact for pricing

      Germantown Retail Center Space Available

      3,600 SF space in high-income Germantown retail center.
      9155 Poplar Ave, Germantown, TN 38138
      View Details
    • Contact for pricing
      11,835 SF

      Retail Center in Germantown, TN

      Retail space for lease in Germantown Collection.
      7850 Poplar Ave, Germantown, TN 38138
      View Details
    • $17 SF/Yr

      Germantown Office Space Available

      Office space for rent in Germantown, available July 2025.
      1275 S Germantown Rd, Germantown, TN 38138
      View Details
    • Contact for pricing

      Mixed-Use Community Center Retail Space

      Retail and office spaces in upscale Germantown community.
      7670 Poplar Ave, Memphis, TN 38138
      View Details
    • Contact for pricing

      Germantown Office Space Available

      2,500 SF office space for rent in Germantown.
      2277 West St, Germantown, TN 38138
      View Details
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    7109 Vineyard Way
    Germantown, TN 38138-1403
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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