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Property profile & analytics
OFF-MARKET
Retail space
3010 Palmer Ave La Porte, IN 46350-7093
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US31-2762474
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2012
Construction
WOOD
Total area
2,405 SF
Lot
6.2 ac (269,941 SF)
APN
46-06-22-100-051.000-042
UPID
US31-2762474
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
-
Legacy Hills Club House Nightclub Music Venue
-
Golf View Townhomes Townhouse Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Golf View Townhomes HOA · 3 yrs held
Golf View Townhomes HOA
since 2023
7 recorded transactions
Zoning & alternative use
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 La Porte submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Porte 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7
Tax year 2023
Applied tax rate
42.0000
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
2012
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
28
Bathrooms
9
Total area
2,405 SF
Lot
6.2 ac (269,941 SF)
APN
46-06-22-100-051.000-042
UPID
US31-2762474
Jurisdiction
LA PORTE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2012
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
28
Bathrooms
9
Lot
6.2 ac
Current owner
From public records · entity-resolved
Golf View Townhomes HOA
Individual
Mailing address
3010 W PALMER AVE, LA PORTE, IN 46350-7093
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
29 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2023
—
Golf View Townhomes HOA
Legacy Corp
Quit Claim Deed
related
—
Feb 10, 2022
—
Golf View Townhomes Homeowners Assn
Legacy Hills Dev LLC
Quit Claim Deed
related
—
Mar 23, 2021
—
Linda Knoll
Legacy Hills Dev LLC
Warranty Deed
—
Nov 10, 2020
—
Steven E Mason
Legacy Hills Dev LLC
Warranty Deed
$308,000 · Horizon Bank NA
Oct 23, 2020
—
Jimmie L Parks
Legacy Hills Dev LLC
Warranty Deed
$340,000 · Horizon Bank NA
Oct 14, 2020
—
Robert Magnuson
Legacy Hills Dev LLC
Warranty Deed
—
Aug 14, 2020
—
Ricky Wolfe
Legacy Hills Development LLC
Warranty Deed
—
Mar 24, 2020
—
Lucky Dog Holdings LLC
Legacy Hills Dev LLC
Warranty Deed
—
Jan 28, 2020
—
Gerald M Fedorchak JR
Legacy Hills Dev LLC
Warranty Deed
—
Dec 31, 2019
—
Dora Rosalind Epstein Wolhowe
Legacy Hills Dev LLC
Warranty Deed
—
Nov 8, 2019
—
Fedorchak Wallace Trust
Legacy Hills Dev LLC
Warranty Deed
—
Sep 11, 2019
—
Theodore J Taylor
Legacy Hills Dev LLC
Warranty Deed
$332,000 · Horizon Bank NA
Jan 3, 2019
—
Susan Hansen
Legacy Hills Development LLC
Warranty Deed
$244,000 · Horizon Bank NA
Oct 15, 2018
—
James R Brown
Legacy Hills Development LLC
Warranty Deed
—
Sep 6, 2018
—
Scott R Stanley
Legacy Hills Development LLC
Warranty Deed
—
Aug 23, 2018
—
Kenneth Shively
Legacy Hills Development LLC
Warranty Deed
—
Jul 6, 2018
—
Edward J And Diane L Wainscott Revo
Legacy Hills Development LLC
Warranty Deed
—
Jun 25, 2018
—
Michael J Orna
Legacy Hills Development LLC
Warranty Deed
—
Apr 20, 2018
—
Rick F Rondinelli
Legacy Hills Development LLC
Warranty Deed
—
Dec 27, 2017
—
David J Smythe
—
Deed
related
$255,920 · Horizon Bank
Nov 6, 2017
—
James A Wellnitz
—
Deed
related
$234,900 · Horizon Bank
Oct 3, 2017
—
Tracy Connors
—
Deed
related
$360,500 · Loandepot.com LLC
Jul 12, 2017
—
Tony P Gillisse
Legacy Hills Development LLC
Warranty Deed
$290,520 · Horizon Bank NA
Feb 2, 2017
—
Tracy Connors
Legacy Hills Development LLC
Warranty Deed
$356,004 · Townstone Financial INC
Aug 26, 2016
—
William Sightes
Legacy Hills Development LLC
Warranty Deed
$270,000 · Horizon Bank NA
Nov 9, 2015
—
Frederick Fahrberger
Legacy Hills Development LLC
Warranty Deed
$247,920 · Laporte Savings Bank
Aug 18, 2015
—
Timothy R Gartland
Legacy Hills Development LLC
Warranty Deed
$341,905 · Wells Fargo Bank NA
Jun 11, 2015
—
Anthony L Curtis
Legacy Hills Development LLC
Warranty Deed
$254,730 · Laporte Savings Bank
Jan 30, 2014
—
Robert D Fryer
Legacy Hills Development LLC
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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