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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Industrial properties
10800 Joliet St Saint John, IN 46373-9419
Entity Owned
18-yr Hold
Free & Clear
Property ID
US31-1003358
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1997
Construction
WOOD
Total area
8,608 SF
Lot
0.64 ac (28,096 SF)
Zoning code
R3
APN
45-11-33-176-003.000-035
UPID
US31-1003358
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
by Request
CAP Approach
CAP
$770k
Comparable Approach
Comparable
$659k
Blend (final)
Blend
$715k
Owner & transaction history
M-b Venture LLC · 18 yrs held
M-b Venture LLC
since 2008
4 recorded transactions
Zoning & alternative use
R3 · Saint John, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This R-3 district provides for duplexes, single family cluster homes, and townhouses in limited portions of the Town and also provides new areas for modern low density and moderate density, multi family developments. Nonresidential uses would be of similar character as those in R-1 districts.
Zone name
Residential Multifamily District
General category
RESIDENTIAL
Zone area
63.95 ac
Source
Realmo
Top alternative use upside
Restaurant
$750,000
+55.3%
Auto repair, garage
$705,000
+45.5%
Medical building
$485,000
+0.2%
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 Saint John submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint John 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$830,000
6.5%
$770,000
7%
$715,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$485,000
Current use
RESTAURANT
$750,000
Change: +55% · Conversion: Difficult
AUTO REPAIR, GARAGE
$705,000
Change: +46% · Conversion: Easy
MEDICAL BUILDING
$485,000
Change: +0% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$480,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$460,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$715k
Range $644k – $787k · ±10%
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
$83 / 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
$8,612
Tax year 2022
Assessed value
$492,400
Assessed 2023
Previous assessed
$469,800
+4.8% YoY
Effective rate
1.75%
On assessed value
Assessed land
$135,500
Assessed improvement
$356,900
Land market value
$135,500
Improvement market value
$356,900
Total market value
$492,400
Applied tax rate
35.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1997
Construction
WOOD
Heating
NONE
Stories
1
Total area
8,608 SF
Lot
0.64 ac (28,096 SF)
Zoning code
R3
APN
45-11-33-176-003.000-035
UPID
US31-1003358
Jurisdiction
LAKE
Metro division
GARY, IN METROPOLITAN DIVISION
Zoning & alternative use
R3 · Saint John, INZoning R3 · permitted uses
R3 · Saint John, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This R-3 district provides for duplexes, single family cluster homes, and townhouses in limited portions of the Town and also provides new areas for modern low density and moderate density, multi family developments. Nonresidential uses would be of similar character as those in R-1 districts.
Zone name
Residential Multifamily District
General category
RESIDENTIAL
Zone area
63.95 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$485,000
RESTAURANT
Est. value
$750,000
AUTO REPAIR, GARAGE
Est. value
$705,000
MEDICAL BUILDING
Est. value
$485,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$480,000
COMMERCIAL (GENERAL)
Est. value
$460,000
INDUSTRIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
WOOD
Heating
NONE
Stories
1
Lot
0.64 ac
Current owner
From public records · entity-resolved
M-b Venture LLC
Entity
Free & Clear · 18 yrs held
Mailing address
PO BOX 11889, MERRILLVILLE, IN 46411-1889
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2021
—
M B Ventum LLC
—
Deed
related
$2,000,000 · Peoples Bank
Apr 19, 2017
—
M-b Venture LLC
—
Grant Deed
related
$1,225,000 · Peoples Bk
Jun 19, 2008
—
M-b Venture LLC
M-b Venture Ptshp
Quit Claim Deed
—
—
—
M-b Venture Ptshp
—
Deed Of Trust
related
$345,000 · First Midwest 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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