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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Parking lots & garages
1414 Broadway Fort Wayne, IN 46802-3308
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US31-0674363
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Year built
2022
Construction
TYPE NOT SPECIFIED
Total area
8,880 SF
Lot
5.14 ac (224,116 SF)
APN
02-12-11-119-016.000-074
UPID
US31-0674363
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
by Request
Blend (final)
Blend
$585k
Owner & transaction history
Leykauf Residential Investments LLC · 2 yrs held
Leykauf Residential Investments LLC
since 2023
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$830,000
+86.3%
Apartment house (5+ units)
$650,000
+46.2%
Retail stores
$605,000
+36.4%
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 Fort Wayne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Wayne 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
$445,000
Current use
RESTAURANT
$830,000
Change: +86% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$650,000
Change: +46% · Conversion: Difficult
RETAIL STORES
$605,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$570,000
Change: +28% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$400,000
Change: -10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$390,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$585k
Range $527k – $644k · ±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
$66 / 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
$374,819
Tax year 2023
Assessed value
$13,901,600
Assessed 2023
Previous assessed
$13,901,600
+0.0% YoY
Effective rate
2.70%
On assessed value
Assessed land
$448,200
Assessed improvement
$13,453,400
Land market value
$448,200
Improvement market value
$13,453,400
Total market value
$13,901,600
Applied tax rate
91.0000
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
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Status
Off-Market
Year built
2022
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
6
Units
4
Total area
8,880 SF
Lot
5.14 ac (224,116 SF)
APN
02-12-11-119-016.000-074
UPID
US31-0674363
Jurisdiction
ALLEN
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
PARKING LOT Current
Est. value
$445,000
RESTAURANT
Est. value
$830,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$650,000
RETAIL STORES
Est. value
$605,000
AUTO REPAIR, GARAGE
Est. value
$570,000
INDUSTRIAL (GENERAL)
Est. value
$400,000
COMMERCIAL (GENERAL)
Est. value
$390,000
PARKING LOT Current
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
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
2022
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
6
Units
4
Lot
5.14 ac
Current owner
From public records · entity-resolved
Leykauf Residential Investments LLC
Entity
Mailing address
701 W MAIN ST STE #200, DURHAM, NC 27701-5012
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Dec 27, 2023
—
Leykauf Residential Investments LLC
Union Parking Company LLC
Warranty Deed
$42,295,000 · Centier Bank
Mar 2, 2023
—
Union Parking Company LLC
Union Parking Company LLC
Intrafamily Transfer
related
—
Nov 2, 2022
$395,000
Union Parking Company LLC
Micheal B Anderson
Warranty Deed
—
May 9, 2016
$75,000
Micheal B Anderson
Iab Financial Bank
Personal Representative 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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