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Property profile & analytics
OFF-MARKET
Estimated value
$4,485,000
Manufacturing properties
1900 Progress Way, Sidney, OH 45365-8961
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US66-2893779
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PACKING, PACKING PLANT
Total area
86,936 SF
Lot
10.42 ac (453,895 SF)
APN
01-2602126.001
UPID
US66-2893779
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
-
Aunt Millie's Bakery Bakery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.43M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.49M
Owner & transaction history
Am Sidney Investors LLC · 6 yrs held
Am Sidney Investors LLC
since 2020
Last sale
$4.6M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Sidney submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sidney 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
$4,315,000
ML approach
$4,430,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$7,025,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,515,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,405,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$6,405,000
Change: 0% · Conversion: Difficult
OFFICE BUILDING
$6,025,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$5,930,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$4.49M
Range $4.04M – $4.93M · ±10% · vs last sale $4.60M (Mar 3 2020)
Last sale anchor
$4.60M
Mar 3 2020
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
$52 / 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
$29,359
Tax year 2023
Assessed value
$715,660
Assessed 2023
Previous assessed
$715,660
+0.0% YoY
Effective rate
4.10%
On assessed value
Assessed land
$97,160
Assessed improvement
$618,500
Land market value
$277,590
Improvement market value
$1,767,140
Total market value
$2,044,730
Applied tax rate
1.0000
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
Manufacturing properties
Use group
FOOD PACKING, PACKING PLANT
Status
Off-Market
Heating
CENTRAL
Stories
1
Bathrooms
1
Total area
86,936 SF
Lot
10.42 ac (453,895 SF)
APN
01-2602126.001
UPID
US66-2893779
Jurisdiction
SHELBY
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
$7.0M
COMMERCIAL (GENERAL)
Est. value
$6.5M
AUTO REPAIR, GARAGE
Est. value
$6.4M
MEDICAL BUILDING
Est. value
$6.4M
OFFICE BUILDING
Est. value
$6.0M
RETAIL STORES
Est. value
$5.9M
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
Heating
CENTRAL
Stories
1
Bathrooms
1
Lot
10.42 ac
Current owner
From public records · entity-resolved
Am Sidney Investors LLC
Entity
Mailing address
350 PEARL ST, FORT WAYNE, IN 46802-1508
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 15, 2022
—
Am Sidney Investors LLC
—
Deed
related
$1,800,000 · Mercantile Bank Of Michigan
Mar 3, 2020
$4,600,000
Am Sidney Investors LLC
Perfection Bakeries INC
Limited Warranty Deed
$3,680,000 · Mercantile Bank Of Michigan
May 22, 2019
—
Perfection Bakeries INC
—
Deed
related
$64,441,617 · Comerica 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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