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Property profile & analytics
OFF-MARKET
Estimated value
$1,800,000
Grocery and convenience stores
1310 Water St Decatur, IL 62526-4437
Entity Owned
2-yr Hold
Free & Clear
Property ID
US28-4441200
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Lot
1.47 ac (64,033 SF)
Zoning code
MUNICIPAL
APN
04-12-11-154-010
UPID
US28-4441200
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
-
Shell Convenience Store Atm
-
Athena Bitcoin ATM Atm Crypto Atm
-
SHELL QUICK SHOP (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
Gw Plaza Shopping Center & Mall
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.80M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.80M
Owner & transaction history
Midtown Family LLC · 2 yrs held
Midtown Family LLC
since 2024
Last sale
$1.8M
4 recorded transactions
Zoning & alternative use
MUNICIPAL · Decatur, IL
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 Decatur submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Decatur 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
$1,800,000
ML approach
$1,800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.80M
Range $1.62M – $1.98M · ±10% · vs last sale $1.80M (Jan 25 2024)
Last sale anchor
$1.80M
Jan 25 2024
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
—
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
$55,661
Tax year 2023
Assessed value
$559,270
Assessed 2023
Previous assessed
$531,511
+5.2% YoY
Effective rate
9.95%
On assessed value
Assessed land
$70,478
Assessed improvement
$488,792
Land market value
$211,455
Improvement market value
$1,466,523
Total market value
$1,677,978
Applied tax rate
4,055.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Lot
1.47 ac (64,033 SF)
Zoning code
MUNICIPAL
APN
04-12-11-154-010
UPID
US28-4441200
Jurisdiction
MACON
Zoning & alternative use
MUNICIPAL · Decatur, ILZoning MUNICIPAL · permitted uses
MUNICIPAL · Decatur, IL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning Ordinance PDF
Building & site characteristics
From public records
Lot
1.47 ac
Current owner
From public records · entity-resolved
Midtown Family LLC
Entity
Free & Clear · 2 yrs held
Mailing address
844 FIRESIDE DR, GREENWOOD, IN 46143-6225
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2025
—
Midtown Family LLC
—
Deed
related
$1,840,000 · Farmers & Mechanics Bank
Jan 25, 2024
$1,800,000
Midtown Family LLC
Guru Nanak Property INC
Special Warranty Deed
—
Jan 2, 2019
$1,900,000
Guru Nanak Property INC
Prairie State Bank & Trust
Quit Claim Deed
related
$1,440,000 · Prairie State Bank & Trust
Dec 3, 2018
—
Prairie State Bank & Trust
Macon County Sheriff
Sheriffs 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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