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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Residential income homes
3005 Regent Sq Ct Goshen, IN 46526-6184
Entity Owned
17-yr Hold
Absentee Owner
Free & Clear
Property ID
US31-1009129
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
2002
Construction
WOOD
Total area
6,840 SF
Lot
10.83 ac (471,755 SF)
Zoning code
ZO01
APN
20-11-27-426-026.000-015
UPID
US31-1009129
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
$530k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$587k
Blend (final)
Blend
$560k
Owner & transaction history
Gt Properties Of Goshen LLC · 17 yrs held
Gt Properties Of Goshen LLC
since 2008
3 recorded transactions
Zoning & alternative use
ZO01 · Goshen, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$580,000
+7.6%
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
$530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$535,000
Current use
RESTAURANT
$580,000
Change: +8% · Conversion: Difficult
MEDICAL BUILDING
$460,000
Change: -14% · Conversion: Moderate
RETAIL STORES
$445,000
Change: -17% · Conversion: Difficult
AUTO REPAIR, GARAGE
$435,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$560k
Range $504k – $616k · ±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
$82 / 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
$57,503
Tax year 2023
Assessed value
$2,254,000
Assessed 2023
Previous assessed
$2,254,000
+0.0% YoY
Effective rate
2.55%
On assessed value
Assessed land
$112,100
Assessed improvement
$2,141,900
Land market value
$112,100
Improvement market value
$2,141,900
Total market value
$2,254,000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
2002
Construction
WOOD
Heating
YES
Buildings
7
Stories
3
Units
4
Total area
6,840 SF
Lot
10.83 ac (471,755 SF)
Zoning code
ZO01
APN
20-11-27-426-026.000-015
UPID
US31-1009129
Jurisdiction
ELKHART
Zoning & alternative use
ZO01 · Goshen, IN
Zoning ZO01 · permitted uses
ZO01 · Goshen, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Goshen. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$535,000
RESTAURANT
Est. value
$580,000
MEDICAL BUILDING
Est. value
$460,000
RETAIL STORES
Est. value
$445,000
AUTO REPAIR, GARAGE
Est. value
$435,000
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
MEDICAL BUILDING
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
2002
Construction
WOOD
Heating
YES
Stories
3
Buildings
7
Units
4
Lot
10.83 ac
Current owner
From public records · entity-resolved
Gt Properties Of Goshen LLC
Entity
Free & Clear · 17 yrs held
Mailing address
1738 W LINCOLN AVE, GOSHEN, IN 46526-5906
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2008
—
Gt Properties Of Goshen LLC
—
Deed Of Trust
related
$1,810,000 · Lake Cty Bk
Oct 31, 2008
—
Gt Properties Of Goshen LLC
Gt Properties Of Goshen LLC
Quit Claim Deed
related
—
—
—
Gt Properties Of Goshen LLC
—
Loan Modification
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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