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    1104 Bristol St Elkhart, IN 46514-2114

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    1104 Bristol St Elkhart, IN 46514-2114

    View on Map
    • Strip malls
    • 25,200 SF
    • 3.80 lot acres
    Off-Market
    Last Sale Mar 6, 2023
    Property ID
    US31-0689296
    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.
    Value Estimations
    $585,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Beacon Occupational Health Bristol Street / Physician
    • Dr. Christine M. Cisneros / Pediatrician / Physician

    Property Details for 1104 Bristol St

    Year built
    1967
    Construction
    TYPE NOT SPECIFIED
    Lot size
    3.80 lot acres
    Property size
    25,200 SF
    Zone code
    ZO01
    Property type
    Strip malls
    Property subtype
    Shopping centers
    APN
    20-02-31-253-023.000-027
    APU
    200231253023000027

    Description

    This fee-simple retail investment property, known as Shops on Bristol, presents a compelling value-add opportunity in Elkhart, Indiana. Located at 1104 W Bristol St, Elkhart, IN 46514, this shopping center encompasses 71,236 square feet across two single-story buildings situated on a 3.8-acre lot. Built in 1967 and extensively renovated in 2024, the property features 15 units currently at 28% occupancy. Recent improvements include a new roof, upgraded parking lot, enhanced lighting, and modernized pylon signage. All tenants are on month-to-month leases, allowing for immediate lease-up and potential for increased rental income. The asking price is $2,750,000, translating to $38.60 per square foot. This unanchored neighborhood center offers significant potential for an investor seeking to capitalize on the improving market conditions and the recent property enhancements. The property's location in Elkhart, approximately 30 minutes east of South Bend, Indiana, provides convenient access to a substantial consumer base.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $470,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $696,000
      Market price range: $571k - $1.48M

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

    Location Insight

    • Map
    • Local Demand
    City
    Elkhart
    County
    Elkhart
    State
    Indiana
    Longitude
    -85.9917
    Latitude
    41.7032
    CBSA code
    21140
    CBSA name
    ELKHART-GOSHEN, IN 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
    $21,104
    $266,000
    $1,146,300
    $1,412,300
    -
    $266,000
    $1,146,300
    $1,412,300

    Comparable in this City

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      7,410 SF

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    • Value Estimation by Request
      16,150 SF

      705 County Rd 6th E

      SHOPPING CENTER, STRIP CENTER • 16,150 SF
      705 County Rd 6th E, Elkhart, IN 46514-5584
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    • Value Estimation by Request
      4,800 SF

      628 Beardsley Ave

      SHOPPING CENTER, STRIP CENTER • 4,800 SF
      628 Beardsley Ave, Elkhart, IN 46514-2657
      View Details
    • Value Estimation
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      27,855 SF

      3219 Northview Dr

      SHOPPING CENTER, STRIP CENTER • 27,855 SF
      3219 Northview Dr, Elkhart, IN 46514-6750
      View Details
    • Value Estimation
      $1,505,000
      18,840 SF

      2719 Emerson Dr

      SHOPPING CENTER, STRIP CENTER • 18,840 SF
      2719 Emerson Dr, Elkhart, IN 46514-5645
      View Details
    • Value Estimation by Request
      14,550 SF

      1600 Beardsley Ave

      SHOPPING CENTER, STRIP CENTER • 14,550 SF
      1600 Beardsley Ave, Elkhart, IN 46514-1800
      View Details

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    Similar Nearby for Lease

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      Elkhart Restaurant Redevelopment Opportunity

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      View Details
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    Elkhart, IN 46514-2114
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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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