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Property profile & analytics
OFF-MARKET
Estimated value
$34,550,000
Retail space
Galleria Blvd, Brentwood, TN 37027
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US80-2503215
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Total area
175,921 SF
Lot
18.52 ac (806,731 SF)
APN
094053D A 00100
UPID
US80-2503215
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
$34.55M
CAP Approach
CAP
$45.12M
Comparable Approach
Comparable
$38.51M
Blend (final)
Blend
$34.55M
Owner & transaction history
Gg Reif I Cool Springs LLC · 2 yrs held
Gg Reif I Cool Springs LLC
since 2024
Last sale
$34.6M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Brentwood submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Brentwood 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
$34,550,000
ML approach
$34,550,000
CAP Approach
CAP Return
Estimation
6%
$48,875,000
6.5%
$45,115,000
7%
$41,895,000
Alternative Use
Use
Estimation
RETAIL STORES
$50,690,000
Current use
Blend value · Realmo final
$34.55M
Range $31.10M – $38.01M · ±10% · vs last sale $34.55M (Apr 19 2024)
Last sale anchor
$34.55M
Apr 19 2024
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
$196 / 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
$302,917
Tax year 2023
Assessed value
$13,959,320
Assessed 2023
Previous assessed
$13,959,320
+0.0% YoY
Effective rate
2.17%
On assessed value
Assessed land
$4,187,800
Assessed improvement
$9,771,520
Land market value
$9,723,000
Improvement market value
$17,603,800
Total market value
$27,326,800
Applied tax rate
86.0000
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1998
Heating
YES
Cooling
YES
Buildings
2
Stories
1
Bathrooms
8
Total area
175,921 SF
Lot
18.52 ac (806,731 SF)
APN
094053D A 00100
UPID
US80-2503215
Jurisdiction
WILLIAMSON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$50.7M
RETAIL STORES Current
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
1998
Heating
YES
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
8
Lot
18.52 ac
Current owner
From public records · entity-resolved
Gg Reif I Cool Springs LLC
Entity
Mailing address
3904 BOSTON ST #402, BALTIMORE, MD 21224-5762
Ownership since
2024
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
Apr 19, 2024
$34,550,000
Gg Reif I Cool Springs LLC
Bre Ddr Cool Springs Pointe LLC
Special Warranty Deed
$25,000,000 · Standard Insurance Co
Apr 23, 2007
—
Ddr Mdt Cool Springs Pointe Ll
—
Deed Of Trust
related
$266,000,000 · Commonwealth Bank Of Australia
Feb 28, 2005
—
Ddr Mdt Cool Springs Pointe Ll
Developers Diversified Of Tenness
Quit Claim Deed
related
—
Oct 26, 1994
$135,000
Cindy W Grove
Unknown,
Grant Deed
—
Dec 16, 1993
$400,000
Nationsbank Of Tn
Unknown
Grant Deed
—
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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