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Property profile & analytics
OFF-MARKET
Estimated value
$2,130,000
Strip malls
9375 Poplar Ave, Germantown, TN 38138-7906
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US80-2010888
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2001
Total area
26,640 SF
Lot
3.4 ac (148,104 SF)
Zoning code
SC-1
APN
G02-32D- -A-00001-C
UPID
US80-2010888
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
-
The Fresh Market Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.04M
Blend (final)
Blend
$2.13M
Owner & transaction history
Tfm Germantown LLC · 12 yrs held
Tfm Germantown LLC
since 2014
7 recorded transactions
Zoning & alternative use
SC-1 · Germantown, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.6M
+32.1%
Apartment house (5+ units)
$2.4M
+21.2%
Retail stores
$2.2M
+13.0%
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 Germantown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Germantown 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
NEIGHBORHOOD: SHOPPING CENTER
$1,955,000
Current use
AUTO REPAIR, GARAGE
$2,580,000
Change: +32% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,370,000
Change: +21% · Conversion: Difficult
RETAIL STORES
$2,210,000
Change: +13% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,610,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$2.13M
Range $1.92M – $2.34M · ±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
$80 / 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
$91,691
Tax year 2022
Assessed value
$1,810,920
Assessed 2023
Previous assessed
$1,810,920
+0.0% YoY
Effective rate
5.06%
On assessed value
Assessed land
$833,120
Assessed improvement
$977,800
Land market value
$2,082,800
Improvement market value
$2,444,500
Total market value
$4,527,300
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2001
Heating
NONE
Cooling
NONE
Stories
1
Total area
26,640 SF
Lot
3.4 ac (148,104 SF)
Zoning code
SC-1
APN
G02-32D- -A-00001-C
UPID
US80-2010888
Jurisdiction
SHELBY
Zoning & alternative use
SC-1 · Germantown, TN
Zoning SC-1 · permitted uses
SC-1 · Germantown, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Germantown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.4M
RETAIL STORES
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
COMMERCIAL (GENERAL)
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
2001
Heating
NONE
Cooling
Yes
Stories
1
Lot
3.4 ac
Current owner
From public records · entity-resolved
Tfm Germantown LLC
Entity
Mailing address
179 WENTWORTH ST, CHARLESTON, SC 29401-1234
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 10, 2014
$470,539
Tfm Germantown LLC
Olesiewicz Family Invs LLC
Grant Deed
—
Apr 10, 2014
—
Tfm Germantown LLC
Olesiewicz Family Invs LLC
Quit Claim Deed
related
$3,450,000 · Wsl Funding LLC
Apr 10, 2014
$352,904
Tfm Germantown LLC
Stella Blue Germantown LLC
Grant Deed
—
Apr 10, 2014
$588,174
Tfm Germantown LLC
Mc Germantown LLC
Grant Deed
—
Apr 10, 2014
$1,882,157
Tfm Germantown LLC
Eakes Properties-germantown Ll
Grant Deed
—
Apr 10, 2014
$1,176,348
Tfm Germantown LLC
Schneider Fresh Market LLC
Grant Deed
—
Apr 10, 2014
$235,269
Tfm Germantown LLC
Deaquino Properties LLC
Grant Deed
—
Jan 26, 2004
—
Mc Germantown LLC
Project Germantown LLC
Quit Claim Deed
related
—
Oct 28, 2003
$4,725,000
Mc Germantown LLC
Berry Realty Project Germantow
Grant Deed
$3,913,600 · Southtrust Bank NA
Oct 23, 2002
$3,461,230
Berry Realty Project
Fresh Market INC
Grant Deed
$3,130,000 · Wachovia Bank NA
—
—
Tfm Germantown LLC
—
Deed Of Trust
related
$4,200,000 · Starwood Mtg Cap
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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