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    Property profile & analytics

    1331 Franklin St Evansville, IN 47710-1027

    • Retail space
    • 6,228 SF
    • 0.50 lot acres
    OFF-MARKET
    Last Sale
    Oct 12, 2021
    Value Estimations
    $270,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US31-1254467
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • TED: Trolley of Evansville Districts / Transportation Service
    • Lamasco Bar / Live Music Venue / Bar
    • bar / Bar

    Property Details for 1331 Franklin St

    Year built
    1919
    Construction
    WOOD
    Lot size
    0.50 lot acres
    Property size
    6,228 SF
    Property type
    Retail space
    APN
    82-05-24-029-128.001-029
    APU
    820524029128001029

    Description

    This exceptional investment opportunity presents the Lamasco Bar & Grill, a fully operational restaurant and bar situated on a corner lot in Evansville, Indiana's vibrant Franklin Street Entertainment district. Boasting 6,228 square feet across two stories, this Class B property offers a compelling blend of history and potential. Built in 1919 and renovated in 2016, the property features a single tenant with a 100% occupancy rate under a triple-net (NNN) lease with three years remaining. The current NOI stands at $48,000, yielding an attractive 8.73% cap rate at an asking price of $550,000 ($88.31/sq ft). The property includes two Airbnb units on the second floor, adding to its income stream. Strategically located with easy access to the Lloyd Expressway, this C4-zoned property benefits from ample parking and presents expansion possibilities due to an adjacent vacant lot. This fee-simple ownership offers a rare chance to acquire a well-established business in a thriving location with significant upside potential. The property's long history as a successful bar and restaurant, combined with its prime location and current lease terms, makes it an ideal investment for discerning buyers seeking strong returns and future growth opportunities.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $265,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $383,000
      Market price range: $272k - $646k
      AI Estimate
      $338,000
      Market price range: $233k - $604k

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Evansville
    County
    Vanderburgh
    State
    Indiana
    Longitude
    -87.5835
    Latitude
    37.9807
    CBSA code
    21780
    CBSA name
    EVANSVILLE, IN-KY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $7,539
    $35,000
    $192,500
    $227,500
    -
    $35,000
    $192,500
    $227,500

    Comparable in this City

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      $270,000
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      1118 1st Ave

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    • Value Estimation by Request
      1,100 SF

      5400 Berry Ln

      RETAIL STORES (PERSONAL SERVICES) • 1,100 SF
      5400 Berry Ln, Evansville, IN 47710
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    • Value Estimation
      $260,000
      2,116 SF

      2128 1st Ave

      RETAIL STORES (PERSONAL SERVICES) • 2,116 SF
      2128 1st Ave, Evansville, IN 47710-2928
      View Details
    • Value Estimation
      $270,000
      5,462 SF

      514 Ml Rd

      RETAIL STORES (PERSONAL SERVICES) • 5,462 SF
      514 Ml Rd, Evansville, IN 47710-3962
      View Details
    • Value Estimation
      $270,000
      5,880 SF

      2501 Kratzville Rd

      RETAIL STORES (PERSONAL SERVICES) • 5,880 SF
      2501 Kratzville Rd, Evansville, IN 47710-3079
      View Details
    • Value Estimation
      $315,000
      8,000 SF

      4120 1st Ave

      RETAIL STORES (PERSONAL SERVICES) • 8,000 SF
      4120 1st Ave, Evansville, IN 47710-3616
      View Details

    Similar Nearby for Sale

    • Contact for pricing
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      Retail property on corner lot in high-traffic area.
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    Similar Nearby for Lease

    • $2,500 /Mo
      1,920 SF

      Corner Retail Space Available

      Retail space in high-traffic area near downtown Evansville.
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      View Details
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      View Details
    • $10,000 /Mo
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      Evansville Retail Space Available

      Retail space available for lease in Evansville, Indiana.
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      View Details
    • $600 /Mo
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      Evansville Retail Space For Rent

      Retail space available in a freestanding building at corner location.
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      View Details
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      Retail Space in High-Traffic Area

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      View Details
    • $8 SF/Yr
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      Retail Space in Target Center

      Large retail suite with high traffic and great exposure.
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      View Details
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    1331 Franklin St
    Evansville, IN 47710-1027
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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