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Property profile & analytics
OFF-MARKET
Estimated value
$8,655,000
Assisted living facilities
1300 Vale Park Rd Valparaiso, IN 46383-2722
Entity Owned
4-yr Hold
Free & Clear
Property ID
US31-3573566
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2010
Construction
WOOD
Total area
69,862 SF
Lot
4.57 ac (199,200 SF)
APN
64-10-18-107-003.000-004
UPID
US31-3573566
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
$7.96M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.66M
Owner & transaction history
Valparaiso 1300 Propco LLC · 4 yrs held
Valparaiso 1300 Propco LLC
since 2022
Last sale
$9.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$5.3M
+342.7%
Restaurant
$5.2M
+335.1%
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 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
$7,950,000
ML approach
$7,955,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$5,305,000
Change: +343% · Conversion: Difficult
RESTAURANT
$5,215,000
Change: +335% · Conversion: Difficult
Blend value · Realmo final
$8.66M
Range $7.79M – $9.52M · ±10% · vs last sale $9.36M (Jul 18 2022)
Last sale anchor
$9.36M
Jul 18 2022
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
$124 / 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
$163,750
Tax year 2023
Assessed value
$6,629,000
Assessed 2023
Previous assessed
$6,629,000
+0.0% YoY
Effective rate
2.47%
On assessed value
Assessed land
$568,500
Assessed improvement
$6,060,500
Land market value
$568,500
Improvement market value
$6,060,500
Total market value
$6,629,000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2010
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Total area
69,862 SF
Lot
4.57 ac (199,200 SF)
APN
64-10-18-107-003.000-004
UPID
US31-3573566
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
AUTO REPAIR, GARAGE
Est. value
$5.3M
RESTAURANT
Est. value
$5.2M
AUTO REPAIR, GARAGE
RESTAURANT
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
2010
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Lot
4.57 ac
Current owner
From public records · entity-resolved
Valparaiso 1300 Propco LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1001 BRICKELL BAY DR STE #1504, MIAMI, FL 33131-4938
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 18, 2022
$9,358,600
Valparaiso 1300 Propco LLC
Nhi Reit Of Dsl Propco LLC
Special Warranty Deed
—
Jun 11, 2019
$16,138,626
Nhi-reit Of Dsl Propco LLC
Senior Hsng I Propc Valparaiso
Grant Deed
—
Nov 23, 2015
—
Valparaiso Senior Housing I
Rsl Valparaiso LLC
Quit Claim Deed
related
—
Apr 4, 2014
—
Rsl Valparaiso LLC
Vslc LLC
Warranty Deed
—
Nov 21, 2008
—
William R Dunham
Dunham,william R & Jane
Quit Claim Deed
related
—
Jun 7, 2007
—
William R Dunham
Fortney,clifford S JR
Warranty Deed
related
—
Apr 7, 2006
—
Clifford S Fortney JR.
Fortney,lillian A
Quit Claim Deed
related
—
Oct 29, 2004
—
Clifford S Fortney SR.
Abbott,marlene M
Warranty Deed
$78,000 · Coldwell Banker Mortgage
—
—
Valparaiso Senior Housing I
—
Deed Of Trust
related
$13,000,000 · Wells Fargo Bk
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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