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Property profile & analytics
OFF-MARKET
Estimated value
$8,580,000
Manufacturing properties
4420 Clubview Dr Fort Wayne, IN 46804-4407
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US31-1127059
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1970
Construction
TYPE NOT SPECIFIED
Total area
87,174 SF
Lot
2.22 ac (96,551 SF)
APN
02-12-20-201-004.000-074
UPID
US31-1127059
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
-
L H Carbide Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.30M
CAP Approach
CAP
$8.03M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.58M
Owner & transaction history
Belle Tower Holdings LLC · 6 yrs held
Belle Tower Holdings LLC
since 2020
Last sale
$8.1M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$8.0M
+245.6%
Restaurant
$7.8M
+239.0%
Apartment house (5+ units)
$6.4M
+177.6%
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 Fort Wayne submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Wayne 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
$9,370,000
ML approach
$9,300,000
CAP Approach
CAP Return
Estimation
6%
$8,695,000
6.5%
$8,025,000
7%
$7,455,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,950,000
Change: +246% · Conversion: Difficult
RESTAURANT
$7,800,000
Change: +239% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,385,000
Change: +178% · Conversion: Difficult
Blend value · Realmo final
$8.58M
Range $7.72M – $9.44M · ±10% · vs last sale $8.09M (Jun 15 2020)
Last sale anchor
$8.09M
Jun 15 2020
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
$98 / 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
$53,361
Tax year 2023
Assessed value
$1,979,100
Assessed 2023
Previous assessed
$1,979,100
+0.0% YoY
Effective rate
2.70%
On assessed value
Assessed land
$77,200
Assessed improvement
$1,901,900
Land market value
$77,200
Improvement market value
$1,901,900
Total market value
$1,979,100
Applied tax rate
91.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1970
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
2
Total area
87,174 SF
Lot
2.22 ac (96,551 SF)
APN
02-12-20-201-004.000-074
UPID
US31-1127059
Jurisdiction
ALLEN
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)
Est. value
$8.0M
RESTAURANT
Est. value
$7.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.4M
COMMERCIAL (GENERAL)
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
1970
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
2
Lot
2.22 ac
Current owner
From public records · entity-resolved
Belle Tower Holdings LLC
Entity
Free & Clear · 6 yrs held
Mailing address
15260 VENTURA BLVD STE #1120, SHERMAN OAKS, CA 91403-5346
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2020
—
Belle Tower Holdings LLC
Harbor Investments III LLC
Re-recorded Document
related
—
Jun 15, 2020
$8,094,067
Belle Tower Holdings LLC
Harbor Investments III LLC
Special Warranty Deed
—
Mar 1, 2010
$672,000
Harbor Investments III LLC
Leon O Habegger
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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