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Property profile & analytics
OFF-MARKET
Estimated value
$11,795,000
Retail properties & Spaces
154 Hively Ave Elkhart, IN 46517
Entity Owned
2-yr Hold
Free & Clear
Property ID
US31-1263496
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
1959
Construction
TYPE NOT SPECIFIED
Total area
108,429 SF
Lot
31.85 ac (1,387,386 SF)
Zoning code
ZO01
APN
20-06-17-276-015.000-012
UPID
US31-1263496
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
-
Sears Appliance Repair Home Appliance Store
-
Woodland Crossing Shopping Center & Mall
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.11M
Blend (final)
Blend
$11.80M
Owner & transaction history
Hands And Health LLC · 2 yrs held
Hands And Health LLC
since 2023
1 recorded transaction
Zoning & alternative use
ZO01 · Elkhart, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$10.8M
+41.9%
Restaurant
$10.2M
+34.1%
Commercial (general)
$8.3M
+9.6%
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 Elkhart submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Elkhart 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
RETAIL STORES
$7,595,000
Current use
AUTO REPAIR, GARAGE
$10,775,000
Change: +42% · Conversion: Difficult
RESTAURANT
$10,190,000
Change: +34% · Conversion: Easy
COMMERCIAL (GENERAL)
$8,325,000
Change: +10% · Conversion: Easy
Blend value · Realmo final
$11.80M
Range $10.62M – $12.97M · ±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
$109 / 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
$137,436
Tax year 2023
Assessed value
$12,443,600
Assessed 2023
Previous assessed
$12,443,600
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$1,697,900
Assessed improvement
$10,745,700
Land market value
$1,697,900
Improvement market value
$10,745,700
Total market value
$12,443,600
Applied tax rate
12.0000
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
Retail properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
1959
Construction
TYPE NOT SPECIFIED
Heating
YES
Buildings
5
Stories
1
Total area
108,429 SF
Lot
31.85 ac (1,387,386 SF)
Zoning code
ZO01
APN
20-06-17-276-015.000-012
UPID
US31-1263496
Jurisdiction
ELKHART
Zoning & alternative use
ZO01 · Elkhart, IN
Zoning ZO01 · permitted uses
ZO01 · Elkhart, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Elkhart. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$7.6M
AUTO REPAIR, GARAGE
Est. value
$10.8M
RESTAURANT
Est. value
$10.2M
COMMERCIAL (GENERAL)
Est. value
$8.3M
RETAIL STORES Current
AUTO REPAIR, GARAGE
RESTAURANT
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
1959
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
1
Buildings
5
Lot
31.85 ac
Current owner
From public records · entity-resolved
Hands And Health LLC
Entity
Free & Clear · 2 yrs held
Mailing address
1805 W WESTERN AVE, SOUTH BEND, IN 46619-3519
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 2, 2023
—
Hands And Health LLC
Egap Elkhart I LLC
Special 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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