Outlet malls
Entity Owned
5-yr Hold
Free & Clear
Entity Owned 
For Lease
1 / 11
Contact for pricing
2500 Cassopolis St, Elkhart, IN 46514
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Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2022
Construction
TYPE NOT SPECIFIED
Total area
30,800 SF
Lot
20.79 ac (905,787 SF)
Zoning code
ZO01
APN
20-02-29-276-006.000-027
UPID
US31-1194060
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Auto Repair Shop
-
Car Dealership Motorcycle Shop
-
Auto Parts Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.55M
Blend (final)
Blend
$3.09M
Owner & transaction history
since 2021
1 recorded transaction
Zoning & alternative use
ZO01 · Elkhart, IN
Top alternative use upside
Restaurant
$2.6M
+57.1%
Auto repair, garage
$2.1M
+30.0%
Commercial (general)
$2.0M
+21.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.09M
Value range
$2.78M – $3.39M
±10% around blend
Estimated value / SF
$100 / SF
Confidence
Property data
88
Comparable evidence
60
$2.78M
blend $3.09M
$3.39M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
30,800 SF
Lot area
20.79 ac
Year built
2022
Stories
1
APN
20-02-29-276-006.000-027
Assessed value
$8,534,700
Annual tax
$260,561
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.55M
Range $1.03M – $2.55M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.09M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+57%
vs current-use indication
Auto Repair, Garage
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$8.53M
Move the market yield to see immediate price impact.
Value / SF
$277
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$538k
$10.75M
$7.68M
$5.97M
$597k
$11.95M
$8.53M
$6.64M
$657k
$13.14M
$9.39M
$7.30M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$260,561
Tax year 2023
Assessed value
$8,534,700
Assessed 2023
Previous assessed
$8,534,700
+0.0% YoY
Effective rate
3.05%
On assessed value
Assessed land
$5,651,500
Assessed improvement
$2,883,200
Land market value
$5,651,500
Improvement market value
$2,883,200
Total market value
$8,534,700
Applied tax rate
27.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
For Lease
Year built
2022
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
1
Total area
30,800 SF
Lot
20.79 ac (905,787 SF)
Zoning code
ZO01
APN
20-02-29-276-006.000-027
UPID
US31-1194060
Jurisdiction
ELKHART
Zoning & alternative use
ZO01 · Elkhart, INZoning ZO01 · permitted uses
ZO01 · Elkhart, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2022
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
1
Lot
20.79 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
ZO01
Jurisdiction
Elkhart, IN
Recorded code
ZO01
Ownership Intelligence
Find the owner behind the property.
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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