Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Office buildings
Frances St Goodlettsville, TN 37072
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US80-2680260
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Total area
2,995 SF
Lot
1.04 ac (45,302 SF)
Zoning code
6ZZ
APN
026-05-0-133-00
UPID
US80-2680260
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
$885k
CAP Approach
CAP
$820k
Comparable Approach
Comparable
$634k
Blend (final)
Blend
$815k
Owner & transaction history
Rivergate Pkwy LLC · 1 yrs held
Rivergate Pkwy LLC
since 2025
Last sale
$800,000
1 recorded transaction
Zoning & alternative use
6ZZ · Goodlettsville, TN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.3M
+261.5%
Commercial (general)
$855,000
+143.5%
Medical building
$845,000
+140.7%
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
$950,000
ML approach
$885,000
CAP Approach
CAP Return
Estimation
6%
$890,000
6.5%
$820,000
7%
$765,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,270,000
Change: +261% · Conversion: Moderate
COMMERCIAL (GENERAL)
$855,000
Change: +144% · Conversion: Easy
MEDICAL BUILDING
$845,000
Change: +141% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$765,000
Change: +118% · Conversion: Difficult
Blend value · Realmo final
$815k
Range $734k – $897k · ±10% · vs last sale $800k (Apr 22 2025)
Last sale anchor
$800k
Apr 22 2025
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
$272 / 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
$5,955
Tax year 2023
Assessed value
$203,800
Assessed 2023
Previous assessed
$203,800
+0.0% YoY
Effective rate
2.92%
On assessed value
Assessed land
$81,560
Assessed improvement
$122,240
Land market value
$203,900
Improvement market value
$305,600
Total market value
$509,500
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1980
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
2,995 SF
Lot
1.04 ac (45,302 SF)
Zoning code
6ZZ
APN
026-05-0-133-00
UPID
US80-2680260
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
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$855,000
MEDICAL BUILDING
Est. value
$845,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$765,000
RETAIL STORES
COMMERCIAL (GENERAL)
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1980
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.04 ac
Current owner
From public records · entity-resolved
Rivergate Pkwy LLC
Entity
Mailing address
PO BOX 309, GOODLETTSVILLE, TN 37070-0309
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 22, 2025
$800,000
Rivergate Pkwy LLC
W J Hailey III
Warranty Deed
$640,000 · Volunteer State 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own Frances St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
