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Property profile & analytics
OFF-MARKET
Estimated value
$2,825,000
Industrial land
16411 County Rd 36 Goshen, IN 46528-7528
Entity Owned
4-yr Hold
Free & Clear
Property ID
US31-0153834
Property profile
Verified
Property type
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Year built
1968
Construction
BRICK
Total area
1,648 SF
Lot
0.62 ac (26,920 SF)
Zoning code
ZO01
APN
20-11-13-400-005.000-014
UPID
US31-0153834
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
$2.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.83M
Owner & transaction history
Last Dance LLC · 4 yrs held
Last Dance LLC
since 2022
Last sale
$3.0M
7 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
$2,780,000
ML approach
$2,625,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.83M
Range $2.54M – $3.11M · ±10% · vs last sale $2.95M (Jul 1 2022)
Last sale anchor
$2.95M
Jul 1 2022
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
$1,714 / 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
$68
Tax year 2023
Assessed value
$3,200
Assessed 2023
Previous assessed
$3,200
+0.0% YoY
Effective rate
2.13%
On assessed value
Assessed land
$3,200
Land market value
$3,200
Total market value
$3,200
Applied tax rate
14.0000
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
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Status
Off-Market
Year built
1968
Construction
BRICK
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
6
Bathrooms
2
Total area
1,648 SF
Lot
0.62 ac (26,920 SF)
Zoning code
ZO01
APN
20-11-13-400-005.000-014
UPID
US31-0153834
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
1968
Construction
BRICK
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
6
Bathrooms
2
Lot
0.62 ac
Current owner
From public records · entity-resolved
Last Dance LLC
Entity
Free & Clear · 4 yrs held
Mailing address
7133 E ELI LILLY RD, SYRACUSE, IN 46567-8714
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2022
$2,950,000
Last Dance LLC
Ryan Thwaits
Warranty Deed
—
May 20, 2022
—
City Of Goshen
Ryan Thwaits
Deed
—
Nov 4, 2021
$320,000
Ryan Thwaits
Stephen R Salisbury
Warranty Deed
—
Dec 26, 2012
—
Garber Elizabeth Trust
Garber,elizabeth
Quit Claim Deed
related
—
—
—
Stephen R Salisbury
—
Deed Of Trust
related
$107,615 · Ameriquest Mortgage Corp
—
—
Stephen R Salisbury
—
Deed Of Trust
related
$20,000 · Lake City Bank
—
—
Stephen R Salisbury
—
Deed Of Trust
related
$102,800 · Horizon Bank
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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