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Property profile & analytics
OFF-MARKET
Retail space
118 Washington St Goshen, IN 46528-3727
Entity Owned
5-yr Hold
Free & Clear
Property ID
US31-3184658
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1885
Construction
WOOD
Total area
11,920 SF
Lot
0.15 ac (6,534 SF)
Zoning code
ZO01
APN
20-11-09-415-018.000-015
UPID
US31-3184658
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
-
Nimble Wit Productions LLC Recording Studio
-
ATM Machine at The Electric Brew Atm
-
The Painted Finch Art Studio
-
The Electric Brew-Downtown Goshen Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Her-ho LLC · 5 yrs held
Her-ho LLC
since 2020
2 recorded transactions
Zoning & alternative use
ZO01 · Goshen, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Goshen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goshen 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$9,165
Tax year 2023
Assessed value
$275,500
Assessed 2023
Previous assessed
$275,500
+0.0% YoY
Effective rate
3.33%
On assessed value
Assessed land
$36,000
Assessed improvement
$239,500
Land market value
$36,000
Improvement market value
$239,500
Total market value
$275,500
Applied tax rate
15.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1885
Construction
WOOD
Heating
NONE
Stories
3
Total area
11,920 SF
Lot
0.15 ac (6,534 SF)
Zoning code
ZO01
APN
20-11-09-415-018.000-015
UPID
US31-3184658
Jurisdiction
ELKHART
Zoning & alternative use
ZO01 · Goshen, IN
Zoning ZO01 · permitted uses
ZO01 · Goshen, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Goshen. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1885
Construction
WOOD
Heating
NONE
Stories
3
Lot
0.15 ac
Current owner
From public records · entity-resolved
Her-ho LLC
Entity
Free & Clear · 5 yrs held
Mailing address
120 E WASHINGTON ST, GOSHEN, IN 46528-3727
Mailing matches property
Yes
Owner-occupied
Yes
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, 2020
$300,000
Her-ho LLC
Pottinger Faye E P Trust
Grant Deed
—
Jun 22, 2018
—
Pottinger,faye E P Trust
Pottinger,faye P & David
Quit Claim Deed
related
—
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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