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Property profile & analytics
FOR LEASE
Medical Office Space
1111 Glendale Blvd Valparaiso, IN 46383
Entity Owned
6-yr Hold
Free & Clear
Property ID
US31-0197091
For Lease
1 / 2
$15 SF/Yr
1111 Glendale Blvd, Valparaiso, IN 46383
View Listing →
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1972
Construction
TYPE NOT SPECIFIED
Total area
19,595 SF
Lot
1.86 ac (81,022 SF)
APN
64-09-13-280-011.000-004
UPID
US31-0197091
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
$1.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$802k
Blend (final)
Blend
$820k
Owner & transaction history
Wp Times LLC · 6 yrs held
Wp Times LLC
since 2020
Last sale
$725,000
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.3M
+74.5%
Commercial (general)
$1.1M
+45.2%
Retail stores
$1.1M
+40.5%
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 Valparaiso submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valparaiso 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
$840,000
ML approach
$1,005,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$765,000
Current use
INDUSTRIAL (GENERAL)
$1,335,000
Change: +75% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,110,000
Change: +45% · Conversion: Easy
RETAIL STORES
$1,075,000
Change: +41% · Conversion: Difficult
WAREHOUSE, STORAGE
$760,000
Change: -1% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$710,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$820k
Range $738k – $902k · ±10% · vs last sale $725k (Mar 27 2020)
Last sale anchor
$725k
Mar 27 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
$42 / 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
$40,166
Tax year 2023
Assessed value
$1,543,600
Assessed 2023
Previous assessed
$1,543,600
+0.0% YoY
Effective rate
2.60%
On assessed value
Assessed land
$260,100
Assessed improvement
$1,283,500
Land market value
$260,100
Improvement market value
$1,283,500
Total market value
$1,543,600
Applied tax rate
1.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
For Lease
Year built
1972
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
19,595 SF
Lot
1.86 ac (81,022 SF)
APN
64-09-13-280-011.000-004
UPID
US31-0197091
Jurisdiction
PORTER
Metro division
GARY, IN METROPOLITAN DIVISION
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 Current
Est. value
$765,000
INDUSTRIAL (GENERAL)
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.1M
RETAIL STORES
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$760,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$710,000
MEDICAL BUILDING Current
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
RETAIL STORES
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1972
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
1.86 ac
Current owner
From public records · entity-resolved
Wp Times LLC
Entity
Free & Clear · 6 yrs held
Mailing address
53 MICHIGAN AVE STE #103, VALPARAISO, IN 46383-5485
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2021
—
Wp Times LLC
—
Deed
related
$1,500,000 · First State Bank Of Porter
Mar 27, 2020
$725,000
Wp Times LLC
Lee Publications INC
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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