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Property profile & analytics
OFF-MARKET
Estimated value
$2,820,000
Assisted living facilities
811 Dickerson Rd Goodlettsville, TN 37072
Entity Owned
5-yr Hold
Free & Clear
Property ID
US80-1178851
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1979
Total area
21,227 SF
Lot
6.59 ac (287,060 SF)
Zoning code
6ZZ
APN
025-00-0-137-00
UPID
US80-1178851
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
$3.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.82M
Owner & transaction history
Vanco Propco LLC · 5 yrs held
Vanco Propco LLC
since 2021
Last sale
$2.6M
4 recorded transactions
Zoning & alternative use
6ZZ · Goodlettsville, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.9M
+830.8%
Commercial (general)
$3.3M
+708.3%
Office building
$3.3M
+706.3%
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 Goodlettsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goodlettsville 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
$3,025,000
ML approach
$3,050,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$3,855,000
Change: +831% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,345,000
Change: +708% · Conversion: Difficult
OFFICE BUILDING
$3,340,000
Change: +706% · Conversion: Difficult
MEDICAL BUILDING
$3,300,000
Change: +696% · Conversion: Difficult
RESTAURANT
$3,290,000
Change: +694% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,920,000
Change: +364% · Conversion: Difficult
RETAIL STORES
$1,905,000
Change: +360% · Conversion: Difficult
Blend value · Realmo final
$2.82M
Range $2.54M – $3.10M · ±10% · vs last sale $2.60M (Apr 19 2021)
Last sale anchor
$2.60M
Apr 19 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
$133 / 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
$31,514
Tax year 2023
Assessed value
$1,078,507
Assessed 2023
Previous assessed
$1,509,880
-28.6% YoY
Effective rate
2.92%
On assessed value
Assessed land
$377,600
Assessed improvement
$700,907
Land market value
$944,000
Improvement market value
$1,752,268
Total market value
$2,696,268
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
1979
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
21,227 SF
Lot
6.59 ac (287,060 SF)
Zoning code
6ZZ
APN
025-00-0-137-00
UPID
US80-1178851
Jurisdiction
DAVIDSON
Zoning & alternative use
6ZZ · Goodlettsville, TN
Zoning 6ZZ · permitted uses
6ZZ · Goodlettsville, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Goodlettsville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$3.9M
COMMERCIAL (GENERAL)
Est. value
$3.3M
OFFICE BUILDING
Est. value
$3.3M
MEDICAL BUILDING
Est. value
$3.3M
RESTAURANT
Est. value
$3.3M
WAREHOUSE, STORAGE
Est. value
$1.9M
RETAIL STORES
Est. value
$1.9M
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
RESTAURANT
WAREHOUSE, STORAGE
RETAIL STORES
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
1979
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Lot
6.59 ac
Current owner
From public records · entity-resolved
Vanco Propco LLC
Entity
Free & Clear · 5 yrs held
Mailing address
201 JORDAN RD, FRANKLIN, TN 37067-4495
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2021
—
Vanco Propco LLC
Vanco Long Term Facility LLC
Quit Claim Deed
related
—
Aug 6, 2019
—
Vanco Long Term Facility INC
—
Grant Deed
related
$10,000,000 · Firstbank
Sep 24, 2003
$2,600,000
Vanco Long Term Facility INC
Rivergate Manor INC
Grant Deed
—
—
—
Vanco Long Term Facility INC
—
Deed Of Trust
related
$27,000 · Amsouth Bank
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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