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Property profile & analytics
OFF-MARKET
Estimated value
$1,705,000
Outlet malls
1075 Main St Goshen, IN 46528
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US31-2615588
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2019
Construction
STEEL FRAME
Total area
9,240 SF
Lot
0.98 ac (42,732 SF)
Zoning code
ZO01
APN
20-11-04-401-010.000-015
UPID
US31-2615588
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
-
Dollar General Discount Store
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.74M
CAP Approach
CAP
$1.83M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.71M
Owner & transaction history
Exchangeright Net Leased Portf · 6 yrs held
Exchangeright Net Leased Portf
since 2020
Last sale
$1.6M
3 recorded transactions
Zoning & alternative use
ZO01 · Goshen, IN
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 Goshen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goshen 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
$1,825,000
ML approach
$1,735,000
CAP Approach
CAP Return
Estimation
6%
$1,975,000
6.5%
$1,825,000
7%
$1,695,000
Blend value · Realmo final
$1.71M
Range $1.53M – $1.88M · ±10% · vs last sale $1.57M (Feb 28 2020)
Last sale anchor
$1.57M
Feb 28 2020
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
$185 / 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
$35,418
Tax year 2023
Assessed value
$1,064,100
Assessed 2023
Previous assessed
$1,064,100
+0.0% YoY
Effective rate
3.33%
On assessed value
Assessed land
$213,000
Assessed improvement
$851,100
Land market value
$213,000
Improvement market value
$851,100
Total market value
$1,064,100
Applied tax rate
15.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2019
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
9,240 SF
Lot
0.98 ac (42,732 SF)
Zoning code
ZO01
APN
20-11-04-401-010.000-015
UPID
US31-2615588
Jurisdiction
ELKHART
Zoning & alternative use
ZO01 · Goshen, IN
Zoning ZO01 · permitted uses
ZO01 · Goshen, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Goshen. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2019
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
0.98 ac
Current owner
From public records · entity-resolved
Exchangeright Net Leased Portf
Individual
Mailing address
1055 E COLORADO BLVD STE #310, PASADENA, CA 91106-2374
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2020
$1,574,500
Exchangeright Net Leased Portf
Goshen Bts Retail LLC
Warranty Deed
$64,270,000 · Societe Generale Financial Corp
Aug 16, 2019
—
Goshen Bts Retail LLC
Carl & Rae LLC
Warranty Deed
$1,128,000 · Fifth Third Bank
Jun 11, 2013
—
Carl & Rae LLC
—
Trustees Deed
related
$500,000 · Lake City 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.
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