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Property profile & analytics
OFF-MARKET
Estimated value
$1,430,000
Retail space
2626 Central Ave Lake Station, IN 46405-2126
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US31-3386376
Property summary
AI-generated overview
This Lake Station, Indiana Family Dollar presents a compelling investment opportunity. Boasting a 10,920 square foot building on .79 acres, this property features a 25.8-year Net Net lease with a corporate guarantee from Family Dollar, expiring December 31, 2026, with 2.1 years remaining. The property includes 40 parking spaces and benefits from a 6.62% cap rate and a pro-forma cap rate of 8.05%. The current NOI is $58,891, with a pro-forma NOI of $71,614. Recent improvements include new HVAC units (2020) and a newly paved parking lot (2022). The Family Dollar tenant completed extensive renovations in 2022, bringing the store to their current format. The asking price is $890,000, translating to $81.50 per square foot. Five five-year lease options exist, with rent bumps of 17% in Option #3 and 10% in Options #4-7. The vacant .79 acres offers significant redevelopment potential, valued at $50,000 based on comparable sales. The property's strategic location ensures high visibility and convenient access, contributing to the store's consistent success. Built in 2001, this property offers a blend of established income and future growth potential.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2001
Construction
TYPE NOT SPECIFIED
Total area
10,920 SF
Lot
1.23 ac (53,361 SF)
Zoning code
R33
APN
45-09-17-326-011.000-021
UPID
US31-3386376
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
-
Family Dollar Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.62M
Comparable Approach
Comparable
$1.21M
Blend (final)
Blend
$1.43M
Owner & transaction history
Ssgw Properties LLC · 9 yrs held
Ssgw Properties LLC
since 2016
4 recorded transactions
Zoning & alternative use
R33 · Lake Station, IN
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 Lake Station submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lake Station 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%
$1,755,000
6.5%
$1,620,000
7%
$1,505,000
Blend value · Realmo final
$1.43M
Range $1.29M – $1.57M · ±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
$131 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$28,161
Tax year 2022
Assessed value
$796,100
Assessed 2023
Previous assessed
$795,500
+0.1% YoY
Effective rate
3.54%
On assessed value
Assessed land
$85,800
Assessed improvement
$710,300
Land market value
$85,800
Improvement market value
$710,300
Total market value
$796,100
Applied tax rate
21.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2001
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
10,920 SF
Lot
1.23 ac (53,361 SF)
Zoning code
R33
APN
45-09-17-326-011.000-021
UPID
US31-3386376
Jurisdiction
LAKE
Metro division
GARY, IN METROPOLITAN DIVISION
Zoning & alternative use
R33 · Lake Station, IN
Zoning R33 · permitted uses
R33 · Lake Station, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lake Station. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2001
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
1.23 ac
Current owner
From public records · entity-resolved
Ssgw Properties LLC
Entity
Mailing address
10544 S TRIPP AVE, OAK LAWN, IL 60453-4948
Ownership since
2016
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
Oct 17, 2016
$675,000
Ssgw Properties LLC
S & S Holding Co LLC
Warranty Deed
—
Oct 4, 2016
—
Meca Engineering Corp
S & S Holding Co LLC
Quit Claim Deed
related
—
Jul 9, 2008
—
S & S Holding Co LLC
John J Stofko
Warranty Deed
$202,359 · Jpmorgan Chase Bank NA
Oct 30, 2006
—
John J Stofko
Stofko,john J
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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