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Property profile & analytics
OFF-MARKET
Estimated value
$1,040,000
Parking lots & garages
132 Orpha Dr Middlebury, IN 46540-9702
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US31-1277269
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Year built
2008
Construction
WOOD
Total area
15,910 SF
Lot
1.76 ac (76,666 SF)
Zoning code
ZO01
APN
20-08-15-302-008.000-035
UPID
US31-1277269
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
-
Monteith's Best-One Tire & Service of Middlebury (Bike/Boat/Book/etc) Store Auto Parts Store
-
NAPA Auto Parts - Jenkins Automotive Inc Auto Parts Store
-
Intoxalock Ignition Interlock Building Supply General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.04M
Owner & transaction history
BEST ONE GOSHEN REALTY LLC · 6 yrs held
BEST ONE GOSHEN REALTY LLC
since 2020
1 recorded transaction
Zoning & alternative use
ZO01 · Middlebury, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Middlebury, VT
Top alternative use upside
Restaurant
$1.4M
+1.3%
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 Middlebury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middlebury 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
PARKING LOT
$1,355,000
Current use
RESTAURANT
$1,375,000
Change: +1% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,305,000
Change: -4% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,090,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$1.04M
Range $936k – $1.14M · ±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
$65 / 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
$33,137
Tax year 2023
Assessed value
$724,100
Assessed 2023
Previous assessed
$724,100
+0.0% YoY
Effective rate
4.58%
On assessed value
Assessed land
$30,700
Assessed improvement
$693,400
Land market value
$30,700
Improvement market value
$693,400
Total market value
$724,100
Applied tax rate
35.0000
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
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Status
Off-Market
Year built
2008
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Total area
15,910 SF
Lot
1.76 ac (76,666 SF)
Zoning code
ZO01
APN
20-08-15-302-008.000-035
UPID
US31-1277269
Jurisdiction
ELKHART
Zoning & alternative use
ZO01 · Middlebury, INZoning ZO01 · permitted uses
ZO01 · Middlebury, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Middlebury, VT
Alternative use value scenarios
Repositioning upside vs current use
PARKING LOT Current
Est. value
$1.4M
RESTAURANT
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
PARKING LOT Current
RESTAURANT
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
2008
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
1.76 ac
Current owner
From public records · entity-resolved
BEST ONE GOSHEN REALTY LLC
Entity
Free & Clear · 6 yrs held
Mailing address
2503 CASSOPOLIS ST, ELKHART, IN 46514-5113
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2020
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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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