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Property profile & analytics
OFF-MARKET
Estimated value
$1,395,000
Office Spaces
1710 Main St Auburn, IN 46706-1072
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US31-0920627
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1976
Construction
WOOD
Total area
17,670 SF
Lot
1.65 ac (71,874 SF)
APN
17-06-29-127-009.000-025
UPID
US31-0920627
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
-
Thomas Law Firm Law Firm Child Welfare Organization
-
Jarrett Financial Services LLC Insurance Agency
-
Roarks Insurance Services Inc Insurance Agency
-
Fortify LEADS Business Management Consultant
-
HealthMarkets Insurance-Kevin McIntire Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.14M
Blend (final)
Blend
$1.40M
Owner & transaction history
Auburn Capital Allocators LLC · 3 yrs held
Auburn Capital Allocators LLC
since 2022
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.3M
+3.1%
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 Auburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Auburn 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
COMMERCIAL (GENERAL)
$1,290,000
Current use
RESTAURANT
$1,330,000
Change: +3% · Conversion: Difficult
RETAIL STORES
$1,205,000
Change: -7% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,160,000
Change: -10% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,085,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$1.40M
Range $1.26M – $1.53M · ±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
$79 / 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
$15,637
Tax year 2023
Assessed value
$663,000
Assessed 2023
Previous assessed
$663,000
+0.0% YoY
Effective rate
2.36%
On assessed value
Assessed land
$115,200
Assessed improvement
$547,800
Land market value
$115,200
Improvement market value
$547,800
Total market value
$663,000
Applied tax rate
18.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1976
Construction
WOOD
Heating
NONE
Stories
3
Total area
17,670 SF
Lot
1.65 ac (71,874 SF)
APN
17-06-29-127-009.000-025
UPID
US31-0920627
Jurisdiction
DE KALB
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
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
RESTAURANT
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
RESTAURANT
RETAIL STORES
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1976
Construction
WOOD
Heating
NONE
Stories
3
Lot
1.65 ac
Current owner
From public records · entity-resolved
Auburn Capital Allocators LLC
Entity
Mailing address
PO BOX 348, AUBURN, IN 46706-0348
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 18, 2022
—
Auburn Capital Allocators LLC
Bradley Kim Thomas
Warranty Deed
—
Dec 15, 2011
—
Adventure Consulting LLC
John V Bauman
Warranty Deed
—
Sep 21, 2009
—
Phillip Heitz
Michael E Heitz
Intrafamily Transfer
related
—
Oct 26, 2005
—
Waterloo Enterprises LLC
Bradley Kim Thomas
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.
Try Rey
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