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Property profile & analytics
OFF-MARKET
Estimated value
$1,160,000
Assisted living facilities
2402 Silhavy Rd Valparaiso, IN 46383-3275
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US31-3372776
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2012
Construction
WOOD
Total area
58,873 SF
Lot
5.89 ac (256,568 SF)
APN
64-10-17-102-002.000-029
UPID
US31-3372776
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
$850k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.47M
Blend (final)
Blend
$1.16M
Owner & transaction history
Trilogy R & E Of Porter LLC · 12 yrs held
Trilogy R & E Of Porter LLC
since 2013
7 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 Valparaiso submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valparaiso 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
$850,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,010,000
Current use
Blend value · Realmo final
$1.16M
Range $1.04M – $1.28M · ±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
$20 / 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
$135,444
Tax year 2023
Assessed value
$6,768,700
Assessed 2023
Previous assessed
$6,768,700
+0.0% YoY
Effective rate
2.00%
On assessed value
Assessed land
$367,000
Assessed improvement
$6,401,700
Land market value
$367,000
Improvement market value
$6,401,700
Total market value
$6,768,700
Applied tax rate
29.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2012
Construction
WOOD
Heating
OTHER
Cooling
CENTRAL
Stories
1
Rooms
1
Bathrooms
2
Total area
58,873 SF
Lot
5.89 ac (256,568 SF)
APN
64-10-17-102-002.000-029
UPID
US31-3372776
Jurisdiction
PORTER
Metro division
GARY, IN METROPOLITAN DIVISION
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2012
Construction
WOOD
Heating
OTHER
Cooling
Yes
Stories
1
Rooms
1
Bathrooms
2
Lot
5.89 ac
Current owner
From public records · entity-resolved
Trilogy R & E Of Porter LLC
Entity
Mailing address
303 N HURSTBOURNE PKWY STE #200, LOUISVILLE, KY 40222-5158
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2017
—
Trilogy Real Estate Porter II
—
Deed
related
$18,960,000 · Lancaster Pollard Mtg
Oct 24, 2013
—
Trilogy R & E Of Porter LLC
Ms Valparaiso LP
Warranty Deed
—
Jul 5, 2012
—
Valparaiso LP
—
Deed Of Trust
related
$25,000,000 · Pnc Bk
Aug 18, 2010
—
Ms Valparaiso LLC
Trust 13-2643
Warranty Deed
related
—
May 12, 2008
—
City Of Valparaiso
Trust 13-2643
Grant Deed
related
—
—
—
Trilogy Real Estate Of Porter LLC
—
Deed Of Trust
related
$225,000,000 · Key Bank NA
—
—
Ms Valparaiso LLC
—
Deed Of Trust
related
$400,000 · Bmo Harris Bank
—
—
Ms Valparaiso LLC
—
Deed Of Trust
related
$9,100,000 · M & I Marshall & Isley Bank
—
—
Trilogy Real Estate Of Porter
—
Deed Of Trust
related
$310,000,000 · Keybank USA
—
—
Valparaiso LP
—
Loan Modification
related
$120,000 · Pnc Bank
—
—
Trilogy Real Estate Porter II
—
Deed Of Trust
related
$18,960,000 · Lancaster Pollard Mtg
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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