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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Office Spaces
12107 Belshaw Rd Lowell, IN 46356-9457
Entity Owned
15-yr Hold
Free & Clear
Property ID
US31-0589352
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1965
Construction
WOOD
Total area
4,932 SF
Lot
10 ac (435,600 SF)
APN
45-23-08-100-003.000-037
UPID
US31-0589352
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
$355k
CAP Approach
CAP
$750k
Comparable Approach
Comparable
$588k
Blend (final)
Blend
$545k
Owner & transaction history
U-turn Church Ministries INC · 15 yrs held
U-turn Church Ministries INC
since 2011
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$375,000
+19.2%
Warehouse, storage
$370,000
+17.1%
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 Lowell submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lowell 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
$355,000
CAP Approach
CAP Return
Estimation
6%
$815,000
6.5%
$750,000
7%
$700,000
Alternative Use
Use
Estimation
RETAIL STORES
$375,000
Change: +19% · Conversion: Easy
WAREHOUSE, STORAGE
$370,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±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
$111 / 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
$26,202
Tax year 2022
Assessed value
$1,390,700
Assessed 2023
Previous assessed
$1,418,100
-1.9% YoY
Effective rate
1.88%
On assessed value
Assessed land
$1,040,000
Assessed improvement
$350,700
Land market value
$1,040,000
Improvement market value
$350,700
Total market value
$1,390,700
Applied tax rate
37.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1965
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Rooms
6
Bathrooms
1
Total area
4,932 SF
Lot
10 ac (435,600 SF)
APN
45-23-08-100-003.000-037
UPID
US31-0589352
Jurisdiction
LAKE
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
RETAIL STORES
Est. value
$375,000
WAREHOUSE, STORAGE
Est. value
$370,000
RETAIL STORES
WAREHOUSE, STORAGE
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
1965
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Rooms
6
Bathrooms
1
Lot
10 ac
Current owner
From public records · entity-resolved
U-turn Church Ministries INC
Entity
Free & Clear · 15 yrs held
Mailing address
100 E 81ST AVE, DYER, IN 46311-2590
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 12, 2011
—
U-turn Church Ministries INC
Belshaw Road LLC
Quit Claim Deed
related
—
Nov 7, 2007
—
Belshaw Road LLC
Schoenenberger J A Fam Trust
Warranty Deed
—
Dec 8, 2005
—
Shoenenberger J A Family Trust
Shirley Curtis E
Grant 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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