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Property profile & analytics
OFF-MARKET
Estimated value
$7,010,000
Strip malls
10787 Randolph St Winfield, IN 46307-7615
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US31-0584133
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1997
Construction
TYPE NOT SPECIFIED
Total area
52,780 SF
Lot
1.49 ac (65,035 SF)
Zoning code
R3
APN
45-17-04-352-002.000-047
UPID
US31-0584133
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
-
Connorj J Hansen Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.52M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.01M
Owner & transaction history
Double Tree Plaza LLC · 6 yrs held
Double Tree Plaza LLC
since 2020
Last sale
$6.5M
7 recorded transactions
Zoning & alternative use
R3 · Winfield, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Home Page | Winfield, IN
Top alternative use upside
Apartment house (5+ units)
$5.6M
+172.6%
Restaurant
$4.5M
+116.8%
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 Winfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winfield 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
$7,525,000
ML approach
$7,515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,595,000
Change: +173% · Conversion: Difficult
RESTAURANT
$4,450,000
Change: +117% · Conversion: Difficult
Blend value · Realmo final
$7.01M
Range $6.31M – $7.71M · ±10% · vs last sale $6.50M (Jul 9 2020)
Last sale anchor
$6.50M
Jul 9 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
$133 / 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
$61,375
Tax year 2022
Assessed value
$2,703,200
Assessed 2023
Previous assessed
$3,358,700
-19.5% YoY
Effective rate
2.27%
On assessed value
Assessed land
$255,400
Assessed improvement
$2,447,800
Land market value
$255,400
Improvement market value
$2,447,800
Total market value
$2,703,200
Applied tax rate
47.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1997
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Units
18
Total area
52,780 SF
Lot
1.49 ac (65,035 SF)
Zoning code
R3
APN
45-17-04-352-002.000-047
UPID
US31-0584133
Jurisdiction
LAKE
Metro division
GARY, IN METROPOLITAN DIVISION
Zoning & alternative use
R3 · Winfield, INZoning R3 · permitted uses
R3 · Winfield, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Home Page | Winfield, IN
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.6M
RESTAURANT
Est. value
$4.5M
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
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
1997
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Units
18
Lot
1.49 ac
Current owner
From public records · entity-resolved
Double Tree Plaza LLC
Entity
Mailing address
10971 4TH SEASONS PL STE #218, CROWN POINT, IN 46307-8012
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 9, 2020
—
Double Tree Plaza LLC
Gateway Arthur INC
Special Warranty Deed
$4,875,000 · Peoples Bank
Sep 23, 2011
—
Hcb Dev I LLC
Mb Finl Bk NA
Quit Claim Deed
related
—
Sep 23, 2011
$520,000
Mb Finl Bk NA
Sheriff Of Lake County
Trustees Deed
related
—
Sep 7, 2011
$520,000
Mb Finl Bk NA
Sheriff Of Lake County
Trustees Deed
related
—
Aug 6, 2008
—
Amelias Impressions Cafe
—
Deed Of Trust
related
$286,500,000 · Manufacturers Traders & Trust
Mar 1, 2007
—
Gateway Arthur INC
Bradley Operating
Trustees Deed
$286,500,000 · Manufacturers Traders & Trust
—
—
Gateway Arthur INC
—
Deed Of Trust
related
$286,500 · Manufacturers Traders & Trust
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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