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Property profile & analytics
OFF-MARKET
Estimated value
$3,320,000
Industrial properties
1571 Gressel Dr Delphos, OH 45833-9187
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US66-4574957
Property summary
AI-generated overview
This exceptional investment opportunity presents a 36,616-square-foot, net-leased industrial warehouse located at 1571 Gressel Dr, Delphos, OH 45833, in Allen County. The property, built in 2010, boasts a 42-foot ceiling height, one loading dock, and ten dock-high doors. Currently 100% occupied by a single tenant under a net lease agreement, this property offers a compelling 6.16% cap rate at an asking price of $6,200,000 ($169.32/sq ft). The lease, commencing June 1, 2022, has eight years remaining with two five-year renewal options and a 3% annual rent escalation. The tenant, HydroFresh HPP Ltd., is guaranteed by Universal Pure, a major North American provider of high-pressure processing and cold chain solutions. This presents a rare opportunity to acquire a freezer/cooler industrial building with minimal landlord responsibilities and a strong, nationally recognized tenant in a robust economic area. The property features one building on a single unit, with the APN 25-2000-02-003.006. This is a truly exceptional net triple-net (NNN) investment opportunity with significant long-term potential.
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2010
Total area
37,000 SF
Lot
3 ac (130,680 SF)
APN
25-2000-02-003.006
UPID
US66-4574957
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
-
Hydrofresh HPP Food Processing Plant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.34M
Comparable Approach
Comparable
$3.97M
Blend (final)
Blend
$3.32M
Owner & transaction history
Keller Realty Holdings LLC · 8 yrs held
Keller Realty Holdings LLC
since 2017
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.7M
+69.8%
Commercial (general)
$2.6M
+66.3%
Office building
$2.6M
+62.5%
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 Delphos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Delphos 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%
$2,535,000
6.5%
$2,340,000
7%
$2,170,000
Alternative Use
Use
Estimation
RESTAURANT
$2,695,000
Change: +70% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,640,000
Change: +66% · Conversion: Difficult
OFFICE BUILDING
$2,580,000
Change: +63% · Conversion: Difficult
MEDICAL BUILDING
$2,515,000
Change: +58% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,100,000
Change: +32% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,060,000
Change: +30% · Conversion: Easy
Blend value · Realmo final
$3.32M
Range $2.99M – $3.65M · ±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
$90 / 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
$58,925
Tax year 2023
Assessed value
$1,042,370
Assessed 2023
Previous assessed
$1,042,370
+0.0% YoY
Effective rate
5.65%
On assessed value
Assessed land
$24,150
Assessed improvement
$1,018,220
Land market value
$69,000
Improvement market value
$2,909,200
Total market value
$2,978,200
Applied tax rate
204.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
2010
Heating
YES
Cooling
YES
Stories
1
Total area
37,000 SF
Lot
3 ac (130,680 SF)
APN
25-2000-02-003.006
UPID
US66-4574957
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
RESTAURANT
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$2.1M
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
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
2010
Heating
YES
Cooling
Yes
Stories
1
Lot
3 ac
Current owner
From public records · entity-resolved
Keller Realty Holdings LLC
Entity
Mailing address
1571 GRESSEL DR, DELPHOS, OH 45833-9187
Ownership since
2017
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
Apr 25, 2025
—
Keller Realty Holdings LLC
—
Deed
related
$1,100,000 · Premier Bank
Feb 28, 2018
—
Keller Realty Holdings LLC
—
Deed
related
$4,000,000 · State Bk&tr
Nov 6, 2017
$2,500,000
Keller Realty Holdings LLC
Dcs Industrial LLC
Grant Deed
related
$2,000,000 · First Fed'l Bk/the Midwest
Aug 8, 2012
$3,183,600
Dcs Industrial LLC
Delphos Cold Storage LLC
Grant Deed
$2,500,000 · 3k Partners Ltd
—
—
Keller Realty Holdings LLC
—
Deed Of Trust
related
$4,000,000 · State Bk&tr
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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