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Property profile & analytics
OFF-MARKET
Estimated value
$905,000
Retail space
304 Main St Middlebury, IN 46540-9003
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US31-0214514
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1968
Construction
WOOD
Total area
22,897 SF
Lot
1.75 ac (76,230 SF)
Zoning code
ZO01
APN
20-08-10-253-016.000-035
UPID
US31-0214514
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
-
Bubbles & Biscuits Dog Empr Pet Grooming Service
-
Tackle Shack (Bike/Boat/Book/etc) Store
-
FitStop 24 Middlebury Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$675k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.14M
Blend (final)
Blend
$905k
Owner & transaction history
Sutter Investments LLC · 6 yrs held
Sutter Investments LLC
since 2020
7 recorded transactions
Zoning & alternative use
ZO01 · Middlebury, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Middlebury, VT
Top alternative use upside
Medical building
$1.4M
+6.9%
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 Middlebury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middlebury 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
$675,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,325,000
Current use
MEDICAL BUILDING
$1,415,000
Change: +7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,215,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$905k
Range $815k – $996k · ±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
$40 / 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
$22,597
Tax year 2023
Assessed value
$893,000
Assessed 2023
Previous assessed
$893,000
+0.0% YoY
Effective rate
2.53%
On assessed value
Assessed land
$122,500
Assessed improvement
$770,500
Land market value
$122,500
Improvement market value
$770,500
Total market value
$893,000
Applied tax rate
35.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
1968
Construction
WOOD
Heating
YES
Cooling
YES
Stories
1
Total area
22,897 SF
Lot
1.75 ac (76,230 SF)
Zoning code
ZO01
APN
20-08-10-253-016.000-035
UPID
US31-0214514
Jurisdiction
ELKHART
Zoning & alternative use
ZO01 · Middlebury, INZoning ZO01 · permitted uses
ZO01 · Middlebury, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Middlebury, VT
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.2M
RETAIL STORES Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1968
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
1
Lot
1.75 ac
Current owner
From public records · entity-resolved
Sutter Investments LLC
Entity
Mailing address
232 GREENFIELD DR, MIDDLEBURY, IN 46540-9573
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2020
—
Sutter Invs
—
Deed
related
$475,000 · First St Bk/middlebury
Jun 12, 2020
—
Sutter Investments LLC
Miller Helmuth Investments LLC
Warranty Deed
$475,000 · First St Bk/middlebury
Sep 7, 2012
—
Miller Helmuth Investments LLC
Cbaskt Properties LLC
Warranty Deed
$385,000 · Dean M Miller
Dec 16, 2009
—
Cbaskt Properties LLC
Afab Properties LLC
Warranty Deed
—
Jan 29, 2008
—
Afab Properties LLC
Fowler,harold J JR & Susan E
Warranty Deed
$300,000 · Lake City Bank
—
—
Miller Helmuth Investments LLC
—
Deed Of Trust
related
$681,018 · Dean M Miller
—
—
Sutter Invs
—
Deed Of Trust
related
$475,000 · First St Bk/middlebury
—
—
Afab Properties LLC
—
Deed Of Trust
related
$850,000 · First Source Bank
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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