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Property profile & analytics
OFF-MARKET
Estimated value
$1,830,000
Manufacturing properties
1405 10th St Goshen, IN 46526-4503
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US31-3510932
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1900
Construction
WOOD
Total area
136,429 SF
Lot
4.97 ac (216,363 SF)
Zoning code
ZO01
APN
20-11-15-356-008.000-015
UPID
US31-3510932
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.81M
Blend (final)
Blend
$1.83M
Owner & transaction history
Dairy Farmers Of America INC · 7 yrs held
Dairy Farmers Of America INC
since 2019
5 recorded transactions
Zoning & alternative use
ZO01 · Goshen, IN
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 Goshen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goshen 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
Blend value · Realmo final
$1.83M
Range $1.65M – $2.01M · ±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
$13 / 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
$43,762
Tax year 2023
Assessed value
$1,294,000
Assessed 2023
Previous assessed
$1,294,000
+0.0% YoY
Effective rate
3.38%
On assessed value
Assessed land
$137,900
Assessed improvement
$1,156,100
Land market value
$137,900
Improvement market value
$1,156,100
Total market value
$1,294,000
Applied tax rate
15.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1900
Construction
WOOD
Heating
YES
Stories
1
Total area
136,429 SF
Lot
4.97 ac (216,363 SF)
Zoning code
ZO01
APN
20-11-15-356-008.000-015
UPID
US31-3510932
Jurisdiction
ELKHART
Zoning & alternative use
ZO01 · Goshen, INZoning ZO01 · permitted uses
ZO01 · Goshen, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
City of Goshen, Indiana
Building & site characteristics
From public records
Year built
1900
Construction
WOOD
Heating
YES
Stories
1
Lot
4.97 ac
Current owner
From public records · entity-resolved
Dairy Farmers Of America INC
Entity
Mailing address
1110 S 9TH ST, GOSHEN, IN 46526-4316
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2019
—
Dairy Farmers Of America INC
J & K Realty LLC
Warranty Deed
—
Feb 27, 2019
—
J & K Realty LLC
City Of Goshen
Quit Claim Deed
related
—
Jan 22, 2013
—
J & K Realty LLC
—
Deed Of Trust
related
$7,700,000 · Bmo Harris Bank
Jan 11, 2007
—
City Of Goshen Indiana
J & K Realty LLC
Warranty Deed
related
—
—
—
J & K Realty LLC
—
Deed Of Trust
related
$338,467 · Stephen F & Robert K Swihart
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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