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Property profile & analytics
OFF-MARKET
Estimated value
$10,920,000
Manufacturing properties
1110 Lincolnway La Porte, IN 46350-3954
Entity Owned
21-yr Hold
Absentee Owner
Free & Clear
Property ID
US31-1876910
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1957
Construction
TYPE NOT SPECIFIED
Total area
186,550 SF
Lot
49.97 ac (2,176,693 SF)
APN
46-07-31-100-010.000-054
UPID
US31-1876910
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
-
Interim Personnel Employment Agency
-
Howmet Aerospace Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.92M
Comparable Approach
Comparable
$10.92M
Blend (final)
Blend
$10.92M
Owner & transaction history
Howmet Castings & Services INC · 21 yrs held
Howmet Castings & Services INC
since 2005
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$14.0M
+159.3%
Restaurant
$13.4M
+147.7%
Apartment house (5+ units)
$12.1M
+122.8%
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 La Porte submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Porte 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%
$11,830,000
6.5%
$10,920,000
7%
$10,140,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$14,035,000
Change: +159% · Conversion: Difficult
RESTAURANT
$13,405,000
Change: +148% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$12,055,000
Change: +123% · Conversion: Difficult
COMMERCIAL (GENERAL)
$11,840,000
Change: +119% · Conversion: Difficult
RETAIL STORES
$11,095,000
Change: +105% · Conversion: Moderate
AUTO REPAIR, GARAGE
$10,740,000
Change: +98% · Conversion: Easy
Blend value · Realmo final
$10.92M
Range $9.83M – $12.01M · ±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
$59 / 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
$386,350
Tax year 2023
Assessed value
$14,760,300
Assessed 2023
Previous assessed
$14,760,300
+0.0% YoY
Effective rate
2.62%
On assessed value
Assessed land
$352,100
Assessed improvement
$14,408,200
Land market value
$352,100
Improvement market value
$14,408,200
Total market value
$14,760,300
Applied tax rate
54.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1957
Construction
TYPE NOT SPECIFIED
Heating
NONE
Buildings
3
Stories
2
Total area
186,550 SF
Lot
49.97 ac (2,176,693 SF)
APN
46-07-31-100-010.000-054
UPID
US31-1876910
Jurisdiction
LA PORTE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$14.0M
RESTAURANT
Est. value
$13.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$12.1M
COMMERCIAL (GENERAL)
Est. value
$11.8M
RETAIL STORES
Est. value
$11.1M
AUTO REPAIR, GARAGE
Est. value
$10.7M
MEDICAL BUILDING
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
RETAIL STORES
AUTO REPAIR, GARAGE
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
1957
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
2
Buildings
3
Lot
49.97 ac
Current owner
From public records · entity-resolved
Howmet Castings & Services INC
Entity
Free & Clear · 21 yrs held
Mailing address
201 ISABELLA ST, PITTSBURGH, PA 15212-5872
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 12, 2005
—
Howmet Castings & Services INC
Howmet Corp
Special Warranty Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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