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Property profile & analytics
OFF-MARKET
Estimated value
$945,000
Investment properties
91 Frnt St Memphis, TN 38103-2953
Individually Owned
8-yr Hold
~
Est. High Equity
Property ID
US80-3435315
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1903
Total area
20,493 SF
Lot
0.15 ac (6,665 SF)
Zoning code
CBD
APN
002-041- - -00007
UPID
US80-3435315
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
$585k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$838k
Blend (final)
Blend
$945k
Owner & transaction history
Robinson Ge A IV · 8 yrs held
Robinson Ge A IV
since 2017
7 recorded transactions
Zoning & alternative use
CBD · Memphis, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.5M
+21.5%
Retail stores
$1.2M
+0.5%
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 Memphis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Memphis 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
$585,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,240,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,505,000
Change: +22% · Conversion: Difficult
RETAIL STORES
$1,245,000
Change: +1% · Conversion: Easy
Blend value · Realmo final
$945k
Range $851k – $1.04M · ±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
$46 / 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
$28,048
Tax year 2022
Assessed value
$460,440
Assessed 2023
Previous assessed
$460,440
+0.0% YoY
Effective rate
6.09%
On assessed value
Assessed land
$70,120
Assessed improvement
$390,320
Land market value
$175,300
Improvement market value
$975,800
Total market value
$1,151,100
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
1903
Heating
FORCED AIR
Cooling
NONE
Stories
1
Units
7
Bathrooms
2
Total area
20,493 SF
Lot
0.15 ac (6,665 SF)
Zoning code
CBD
APN
002-041- - -00007
UPID
US80-3435315
Jurisdiction
SHELBY
Zoning & alternative use
CBD · Memphis, TN
Zoning CBD · permitted uses
CBD · Memphis, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Memphis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
RETAIL STORES
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
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
1903
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
7
Bathrooms
2
Lot
0.15 ac
Current owner
From public records · entity-resolved
Robinson Ge A IV
Individual
Mailing address
91 S FRNT ST STE #2, MEMPHIS, TN 38103-2954
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 24, 2017
—
Robinson Ge A IV
91 Cotton Row LLC
Quit Claim Deed
related
—
Oct 24, 2017
$1,800,000
Esactius LLC
Robinson,g A IV
Warranty Deed
—
Oct 24, 2017
$1,000
91 Cotton Row LLC
Memphis Center City Revenue Fi
Quit Claim Deed
related
—
Jan 5, 2009
—
Cotton Row LLC
—
Trustees Deed
related
$137,500 · Patriot Bank NA
Sep 24, 2008
—
Memphis Center City Revenue Fi
91 Cotton Row LLC
Quit Claim Deed
related
—
Aug 13, 2007
$500,000
91 Cotton Row LLC
Robert L Weaver Cotton
Warranty Deed
$515,000 · Patriot Bank NA
—
—
Robert L Weaver Cotton Co
—
Deed Of Trust
related
$350,000 · Commercial 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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