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Property profile & analytics
OFF-MARKET
Estimated value
$12,485,000
Warehouses
1500 Louis Sullivan Dr, Portage, IN 46368-6435
Entity Owned
12-yr Hold
Free & Clear
Property ID
US31-2827933
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2015
Construction
TYPE NOT SPECIFIED
Total area
199,296 SF
Lot
23.38 ac (1,018,433 SF)
APN
64-03-31-300-010.000-016
UPID
US31-2827933
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
-
MonoSol/ Duneland Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$14.80M
Comparable Approach
Comparable
$10.18M
Blend (final)
Blend
$12.49M
Owner & transaction history
Monosol LLC · 12 yrs held
Monosol LLC
since 2014
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$17.8M
+80.5%
Restaurant
$15.7M
+59.0%
Retail stores
$12.0M
+22.2%
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 Portage submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portage 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%
$16,025,000
6.5%
$14,795,000
7%
$13,740,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$9,845,000
Current use
COMMERCIAL (GENERAL)
$17,765,000
Change: +80% · Conversion: Difficult
RESTAURANT
$15,655,000
Change: +59% · Conversion: Difficult
RETAIL STORES
$12,030,000
Change: +22% · Conversion: Moderate
MEDICAL BUILDING
$11,810,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$11,685,000
Change: +19% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$8,620,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$12.49M
Range $11.24M – $13.73M · ±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
$63 / 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
$276,106
Tax year 2023
Assessed value
$12,537,800
Assessed 2023
Previous assessed
$12,537,800
+0.0% YoY
Effective rate
2.20%
On assessed value
Assessed land
$1,650,200
Assessed improvement
$10,887,600
Land market value
$1,650,200
Improvement market value
$10,887,600
Total market value
$12,537,800
Applied tax rate
8.0000
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
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2015
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
199,296 SF
Lot
23.38 ac (1,018,433 SF)
APN
64-03-31-300-010.000-016
UPID
US31-2827933
Jurisdiction
PORTER
Metro division
GARY, IN METROPOLITAN DIVISION
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
$9.8M
COMMERCIAL (GENERAL)
Est. value
$17.8M
RESTAURANT
Est. value
$15.7M
RETAIL STORES
Est. value
$12.0M
MEDICAL BUILDING
Est. value
$11.8M
AUTO REPAIR, GARAGE
Est. value
$11.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.6M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
RESTAURANT
RETAIL STORES
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
2015
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
23.38 ac
Current owner
From public records · entity-resolved
Monosol LLC
Entity
Free & Clear · 12 yrs held
Mailing address
707 E 80TH PL STE #301, MERRILLVILLE, IN 46410-5683
Ownership since
2014
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
Jun 24, 2014
—
Monosol LLC
Ameriplex Northwest Ptrs LP
Grant 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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