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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Warehouses
13988 Cleveland Rd Granger, IN 46530-8553
Individually Owned
9-yr Hold
Free & Clear
Property ID
US31-1997328
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2017
Construction
TYPE NOT SPECIFIED
Total area
10,400 SF
Lot
9.38 ac (408,506 SF)
APN
71-04-25-100-001.000-011
UPID
US31-1997328
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
-
All Secure Self Storage - Cleveland Road Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$550k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$657k
Blend (final)
Blend
$610k
Owner & transaction history
All Secure Self Storage Clevel · 9 yrs held
All Secure Self Storage Clevel
since 2016
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$935,000
+111.1%
Commercial (general)
$935,000
+110.7%
Auto repair, garage
$790,000
+77.5%
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 Granger submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Granger 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
$550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$445,000
Current use
RETAIL STORES
$935,000
Change: +111% · Conversion: Moderate
COMMERCIAL (GENERAL)
$935,000
Change: +111% · Conversion: Difficult
AUTO REPAIR, GARAGE
$790,000
Change: +78% · Conversion: Easy
Blend value · Realmo final
$610k
Range $549k – $671k · ±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
$59 / 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
$88,823
Tax year 2023
Assessed value
$5,026,800
Assessed 2023
Previous assessed
$5,026,800
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$816,400
Assessed improvement
$4,210,400
Land market value
$816,400
Improvement market value
$4,210,400
Total market value
$5,026,800
Applied tax rate
11.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2017
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Buildings
6
Stories
1
Rooms
6
Bathrooms
1
Total area
10,400 SF
Lot
9.38 ac (408,506 SF)
APN
71-04-25-100-001.000-011
UPID
US31-1997328
Jurisdiction
ST JOSEPH
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
WAREHOUSE, STORAGE Current
Est. value
$445,000
RETAIL STORES
Est. value
$935,000
COMMERCIAL (GENERAL)
Est. value
$935,000
AUTO REPAIR, GARAGE
Est. value
$790,000
WAREHOUSE, STORAGE Current
RETAIL STORES
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2017
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Stories
1
Buildings
6
Rooms
6
Bathrooms
1
Lot
9.38 ac
Current owner
From public records · entity-resolved
All Secure Self Storage Clevel
Individual
Free & Clear · 9 yrs held
Mailing address
5222 W WESTERN AVE, SOUTH BEND, IN 46619-2316
Ownership since
2016
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
Jul 10, 2017
—
All Secure Self Storage Clevel
—
Deed
related
$1,981,400 · Teachers Cu
Jul 28, 2016
—
All Secure Self Storage Clevel
Tom E Kelsey
Warranty 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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