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Property profile & analytics
OFF-MARKET
Estimated value
$810,000
Parking lots & garages
2456 Elkhart Rd Goshen, IN 46526-1010
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US31-0138460
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Year built
1999
Construction
WOOD
Total area
10,920 SF
Lot
1.36 ac (59,242 SF)
Zoning code
ZO01
APN
20-11-06-278-009.000-015
UPID
US31-0138460
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
-
Ac Delco Auto Repair Shop Vehicle Inspection Center
-
Doug's Alignment and Complete Auto Care Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$810k
Owner & transaction history
Stalter Holdings LLC · 1 yrs held
Stalter Holdings LLC
since 2025
4 recorded transactions
Zoning & alternative use
ZO01 · Goshen, IN
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 Goshen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goshen 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
PARKING LOT
$1,095,000
Current use
RESTAURANT
$920,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$810k
Range $729k – $891k · ±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
$74 / 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
$16,625
Tax year 2023
Assessed value
$495,700
Assessed 2023
Previous assessed
$495,700
+0.0% YoY
Effective rate
3.35%
On assessed value
Assessed land
$170,000
Assessed improvement
$325,700
Land market value
$170,000
Improvement market value
$325,700
Total market value
$495,700
Applied tax rate
15.0000
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
Parking lots & garages
Use group
PARKING GARAGE, PARKING STRUCTURE
Status
Off-Market
Year built
1999
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Total area
10,920 SF
Lot
1.36 ac (59,242 SF)
Zoning code
ZO01
APN
20-11-06-278-009.000-015
UPID
US31-0138460
Jurisdiction
ELKHART
Zoning & alternative use
ZO01 · Goshen, INZoning ZO01 · permitted uses
ZO01 · Goshen, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
City of Goshen, Indiana
Alternative use value scenarios
Repositioning upside vs current use
PARKING LOT Current
Est. value
$1.1M
RESTAURANT
Est. value
$920,000
PARKING LOT Current
RESTAURANT
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
1999
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
1.36 ac
Current owner
From public records · entity-resolved
Stalter Holdings LLC
Entity
Mailing address
13964 COUNTY RD 44, MILLERSBURG, IN 46543-9726
Ownership since
2025
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
Jun 23, 2025
—
Stalter Holdings LLC
Denise A Albert Mast Trust
Deed
$730,000 · Denise A Albert Mast Trust
May 14, 2019
—
Albert-mast,denise A Trust
Albert Beverly J Trust
Quit Claim Deed
related
—
Jul 3, 2014
—
Albert-mast,denise A Trust
Albert-mast,denise A
Quit Claim Deed
related
—
Aug 18, 2006
—
Denise A Albert
Albert,phillip E
Quit Claim Deed
related
—
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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