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Property profile & analytics
OFF-MARKET
Estimated value
$5,260,000
Retail properties & Spaces
Church W St Lexington, TN 38351
Entity Owned
3-yr Hold
Free & Clear
Property ID
US80-2282981
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
69,433 SF
Lot
22.31 ac (971,824 SF)
Zoning code
PB
APN
039081 03000
UPID
US80-2282981
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
$4.33M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.28M
Blend (final)
Blend
$5.26M
Owner & transaction history
Mcdonalds Real Estate Company · 3 yrs held
Mcdonalds Real Estate Company
since 2023
Last sale
$5.2M
5 recorded transactions
Zoning & alternative use
PB · Lexington, TN
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 Lexington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lexington 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
$5,195,000
ML approach
$4,325,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,655,000
Current use
COMMERCIAL (GENERAL)
$3,970,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$5.26M
Range $4.73M – $5.79M · ±10% · vs last sale $5.25M (Feb 9 2023)
Last sale anchor
$5.25M
Feb 9 2023
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
$76 / 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
$71,137
Tax year 2022
Assessed value
$2,220,920
Assessed 2023
Previous assessed
$2,220,920
+0.0% YoY
Effective rate
3.20%
On assessed value
Assessed land
$758,000
Assessed improvement
$1,462,920
Land market value
$1,895,000
Improvement market value
$3,657,300
Total market value
$5,552,300
Applied tax rate
39.0000
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
AC.PACKAGE
Buildings
5
Stories
1
Bathrooms
18
Total area
69,433 SF
Lot
22.31 ac (971,824 SF)
Zoning code
PB
APN
039081 03000
UPID
US80-2282981
Jurisdiction
HENDERSON
Zoning & alternative use
PB · Lexington, TNZoning PB · permitted uses
PB · Lexington, TN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
zoning ordinance
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$4.0M
RETAIL STORES Current
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
1988
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
YES
Cooling
Yes
Stories
1
Buildings
5
Bathrooms
18
Lot
22.31 ac
Current owner
From public records · entity-resolved
Mcdonalds Real Estate Company
Entity
Free & Clear · 3 yrs held
Mailing address
PO BOX 1509, COLLIERVILLE, TN 38027-1509
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 9, 2023
$300,000
Mcdonalds Real Estate Company
Beech Lake Commons LLC
Warranty Deed
—
Dec 19, 2016
$5,249,000
Beech Lake Commons LLC
Bc Wood Investment Fund II LLC
Grant Deed
$3,839,951 · Renasant Bk
Nov 7, 2016
$750,000
Bc Wood Investment Fund II LLC
Odle,r F SR & Ruth T
Grant Deed
—
Mar 1, 2006
$6,500,100
Bc Wood Investment Fund II LLC
Hutton,david W
Grant Deed
related
$30,600,000 · Pnc Bk
—
—
Bc Wood Investment Fund II LLC
—
Loan Modification
related
$30,300,000 · Pnc 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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