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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    1955 Lancaster St Bluffton, IN 46714-1526

    • Warehouses
    • 277,750 SF
    • 29.45 lot acres
    OFF-MARKET
    Value Estimations
    $2,455,000
    Cap Rate Potential
    Location Intelligence
    Property ID
    US31-1716844
    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

    • Warehouses

    Property Details for 1955 Lancaster St

    Year built
    2003
    Construction
    TYPE NOT SPECIFIED
    Lot size
    29.45 lot acres
    Property size
    277,750 SF
    Property type
    Warehouses
    APN
    90-05-32-300-003.000-011
    APU
    900532300003000011

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Bluffton
    County
    Wells
    State
    Indiana
    Longitude
    -85.2024
    Latitude
    40.7443
    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
    $90,383
    $225,200
    $4,637,000
    $4,862,200
    -
    $225,200
    $4,637,000
    $4,862,200

    Comparable in this City

    • Value Estimation by Request
      33,172 SF

      1414 Main St

      STORAGE YARD, OPEN STORAGE • 33,172 SF
      1414 Main St, Bluffton, IN 46714-3907
      View Details
    • Value Estimation by Request
      3,631 SF

      925 Wiley Ave

      WAREHOUSE, STORAGE • 3,631 SF
      925 Wiley Ave, Bluffton, IN 46714-2332
      View Details
    • Value Estimation by Request
      17,185 SF

      1220 Main St

      WAREHOUSE, STORAGE • 17,185 SF
      1220 Main St, Bluffton, IN 46714-3902
      View Details
    • Value Estimation by Request
      360 SF

      7627 100th S

      STORAGE YARD, OPEN STORAGE • 360 SF
      7627 100th S, Bluffton, IN 46714-9336
      View Details
    • Value Estimation by Request
      384 SF

      200 200th Ee

      STORAGE YARD, OPEN STORAGE • 384 SF
      200 200th Ee, Bluffton, IN 46714
      View Details
    • Value Estimation by Request
      120 SF

      251 400th S

      STORAGE YARD, OPEN STORAGE • 120 SF
      251 400th S, Bluffton, IN 46714
      View Details

    Similar Nearby for Sale

    • $4,175,000
      57,604 SF

      Warehouse Near Hershey Factory

      57,604 SF warehouse utilized for Hershey product distribution.
      120 Harvest Rd, Bluffton, IN 46714
      View Details
    • $3,400,000
      85,588 SF

      Versatile Industrial Property on Harvest Rd

      85,588 SF industrial building on 10.72 acres for sale.
      130 Harvest Rd, Bluffton, IN 46714
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    • $3,400,000
      85,588 SF

      Bluffton Industrial Warehouse

      85,588 SF Warehouse, $3.4M
      130 Harvest Rd, Bluffton, IN 46714
      View Details
    • $73,000
      0.83 Acres

      Residential Land in Bluffton, Indiana

      Executive lots for building a new home in Bluffton School District.
      1795 S 300 E, Bluffton, IN 46714
      View Details
    • $88,000
      1.02 Acres

      Residential Land in Bluffton, Indiana

      Executive lots for building a new home in Bluffton School District.
      1805 S 300 E, Bluffton, IN 46714
      View Details
    • $210,000
      2.10 Acres

      Bluffton Commercial Land Investment

      2.1-acre commercial lot, prime location.
      1644 Main St, Bluffton, IN 46714
      View Details

    Similar Nearby for Lease

    • $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
    • $3 SF/Yr
      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
      View Details
    • $10 SF/Yr
      17,962 SF

      Dutch Mill Landing Office Suites

      Bluffton, IN office space available.
      360 Main St, Bluffton, IN 46714
      View Details
    • $10 SF/Yr
      2,021 SF

      Retail Space in Landmark Location

      Retail suites available in highly visible Bluffton location.
      370 N Main St, Bluffton, IN 46714
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    • $10 SF/Yr
      8,578 SF

      Bluffton Office Space Available

      Two-story office space with private offices and open workspaces.
      3140 E State Road 124, Bluffton, IN 46714
      View Details
    • $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
      View Details
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    1955 Lancaster St
    Bluffton, IN 46714-1526
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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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