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    Property profile & analytics

    1905 Main St Bluffton, IN 46714-1182

    • Office properties & Spaces
    • 7,092 SF
    • 0.79 lot acres
    OFF-MARKET
    Last Sale
    Sep 20, 2021
    Value Estimations
    $685,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US31-2255849
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Office properties & Spaces

    Property Details for 1905 Main St

    Year built
    1994
    Construction
    WOOD
    Lot size
    0.79 lot acres
    Property size
    7,092 SF
    Property type
    Office properties & Spaces
    APN
    90-05-27-200-004.000-011
    APU
    900527200004000011

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $680,000
      Market price range: $161k - $681k

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $415,000
      Current use
      RETAIL STORES
      $465,000
      Change: +12% Conversion: Easy
      AUTO REPAIR, GARAGE
      $445,000
      Change: +6% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Bluffton
    County
    Wells
    State
    Indiana
    Longitude
    -85.1653
    Latitude
    40.7702
    CBSA code
    14160
    CBSA name
    BLUFFTON, IN MICROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $9,984
    $48,700
    $488,400
    $537,100
    -
    $48,700
    $488,400
    $537,100

    Comparable in this City

    • Value Estimation by Request
      17,962 SF

      360 Main St

      Office Units • 17,962 SF
      360 Main St, Bluffton, IN 46714
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    • Value Estimation by Request
      864 SF

      109 Scott St

      OFFICE (GENERAL) • 864 SF
      109 Scott St, Bluffton, IN 46714-2004
      View Details
    • Value Estimation
      $530,000
      28,767 SF

      1225 Washington St

      OFFICE (GENERAL) • 28,767 SF
      1225 Washington St, Bluffton, IN 46714-1641
      View Details
    • Value Estimation
      $2,485,000
      42,236 SF

      102 Market St

      OFFICE (GENERAL) • 42,236 SF
      102 Market St, Bluffton, IN 46714-2050
      View Details
    • Value Estimation
      $630,000
      6,276 SF

      1800 Western Ave

      OFFICE (GENERAL) • 6,276 SF
      1800 Western Ave, Bluffton, IN 46714-9788
      View Details
    • Value Estimation by Request
      3,139 SF

      1331 Baker Pl

      OFFICE (GENERAL) • 3,139 SF
      1331 Baker Pl, Bluffton, IN 46714-1100
      View Details

    Similar Nearby for Sale

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      $434,900
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      Bluffton Commercial Building with Office Space

      Exceptional commercial building featuring office space and rear garage.
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    • $35,000
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      Residential Land in Bluffton, Indiana

      Residential land for sale, exclusive builder agreement required.
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    • $63,000
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      Residential Land in Bluffton, Indiana

      Residential land for sale in a desirable Bluffton location.
      1791 S 300 E, Bluffton, IN 46714
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    • $78,000
      0.93 Acres

      Residential Land in Bluffton, Indiana

      Residential land for sale in a desirable Bluffton location.
      1801 S 300 E, Bluffton, IN 46714
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    • $210,000
      2.10 Acres

      Bluffton Commercial Land Investment

      2.1-acre commercial lot, prime location.
      1644 Main St, Bluffton, IN 46714
      View Details
    • Contact for pricing
      59,972 SF

      Bluffton Warehouse and Industrial Space

      59,972 SF warehouse/industrial space in Bluffton, Indiana for lease.
      200 E Spring St, Bluffton, IN 46714
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    Similar Nearby for Lease

    • $10 SF/Yr
      17,962 SF

      Dutch Mill Landing Office Suites

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    • Contact for pricing
      3,068 SF

      Bluffton Office Space Available

      Two-story office space with private offices and open workspaces.
      3140 E State Road 124, Bluffton, IN 46714
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    • $10 SF/Yr
      2,021 SF

      Retail Space in Landmark Location

      Retail suites available in highly visible Bluffton location.
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    • $5 SF/Yr
      19,136 SF

      Versatile Educational Facility with Gym

      Former daycare/preschool with gym, classrooms, offices, and playground.
      1621 S 350 E, Bluffton, IN 46714
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    • $3 SF/Yr
      85,588 SF

      Bluffton Industrial Space For Lease

      85,588 SF Warehouse/Manufacturing Space
      130 Harvest Rd, Bluffton, IN 46714
      View Details
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    1905 Main St
    Bluffton, IN 46714-1182
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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