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Property profile & analytics
OFF-MARKET
Estimated value
$2,905,000
Office Spaces
300 Saint Louis Blvd South Bend, IN 46617-3043
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US31-2014995
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1988
Construction
WOOD
Total area
36,521 SF
Lot
2.47 ac (107,493 SF)
APN
71-08-12-258-001.000-026
UPID
US31-2014995
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.77M
Blend (final)
Blend
$2.91M
Owner & transaction history
River Walk LLC · 1 yrs held
River Walk LLC
since 2024
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.3M
+31.9%
Auto repair, garage
$2.8M
+11.7%
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 South Bend submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Bend 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
COMMERCIAL (GENERAL)
$2,475,000
Current use
RETAIL STORES
$3,270,000
Change: +32% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,765,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$2.91M
Range $2.61M – $3.20M · ±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
$80 / 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
$58,022
Tax year 2023
Assessed value
$1,714,600
Assessed 2023
Previous assessed
$1,714,600
+0.0% YoY
Effective rate
3.38%
On assessed value
Assessed land
$282,400
Assessed improvement
$1,432,200
Land market value
$282,400
Improvement market value
$1,432,200
Total market value
$1,714,600
Applied tax rate
26.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1988
Construction
WOOD
Heating
NONE
Stories
2
Total area
36,521 SF
Lot
2.47 ac (107,493 SF)
APN
71-08-12-258-001.000-026
UPID
US31-2014995
Jurisdiction
ST JOSEPH
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
COMMERCIAL (GENERAL) Current
Est. value
$2.5M
RETAIL STORES
Est. value
$3.3M
AUTO REPAIR, GARAGE
Est. value
$2.8M
COMMERCIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
1988
Construction
WOOD
Heating
NONE
Stories
2
Lot
2.47 ac
Current owner
From public records · entity-resolved
River Walk LLC
Entity
Mailing address
314 W CATALPA DR STE F, MISHAWAKA, IN 46545-3194
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 9, 2025
—
River City Real Estate LLC
—
Deed
related
$250,000 · Notre Dame FCU
May 7, 2025
—
River City Real Estate LLC
—
Deed
related
$600,000 · Notre Dame FCU
Oct 18, 2024
—
River City Real Estate LLC
—
Deed
related
$250,000 · Notre Dame FCU
Sep 18, 2024
—
River Walk LLC
River City Real Estate LLC
Quit Claim Deed
related
—
Jan 27, 2022
—
River City Real Estate LLC
—
Deed
related
$3,009,529 · Notre Dame FCU
Jul 13, 2020
—
River City Real Estate LLC
—
Deed
related
$250,000 · Business Development Corp
Feb 18, 2020
$2,350,000
River City Real Estate LLC
Lodder Trust
Deed
—
Feb 18, 2020
—
River City Real Estate LLC
Parkview Atrium Office Plaza LP
Warranty Deed
$2,500,000 · Notre Dame FCU
Oct 29, 2008
$4,650,000
Parkview Atrium Office Plaza LP
Parkview Associates
Warranty Deed
—
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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