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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    450 Washington Blvd Fort Wayne, IN 46802-2916

    • Office Properties & Spaces
    • 65,030 SF
    • 2.24 lot acres
    OFF-MARKET
    Value Estimations
    $5,445,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US31-0915238
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Trinity English Lutheran Church / Church

    Property Details for 450 Washington Blvd

    Year built
    1924
    Construction
    WOOD
    Lot size
    2.24 lot acres
    Property size
    65,030 SF
    Property type
    Office Properties & Spaces
    APN
    02-12-02-384-001.000-074
    APU
    21202384001000074

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $6,918,000
      Market price range: $1.83M - $8.46M
      AI Estimate
      $4,122,000
      Market price range: $1.32M - $4.55M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $4,820,000
      Current use
      RETAIL STORES
      $6,165,000
      Change: +28% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Fort Wayne
    County
    Allen
    State
    Indiana
    Longitude
    -85.1449
    Latitude
    41.0769
    CBSA code
    23060
    CBSA name
    FORT WAYNE, IN METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $0.00
    $1,168,000
    $1,613,300
    $2,781,300
    -
    $1,168,000
    $1,613,300
    $2,781,300

    Comparable in this City

    • Value Estimation by Request
      72,000 SF

      203 Wayne St

      Office buildings • 72,000 SF
      203 Wayne St, Fort Wayne, IN 46802
      View Details
    • Value Estimation by Request
      1.27 Acres

      333 Washington Blvd

      Retail properties • 1.27 Acres
      333 Washington Blvd, Fort Wayne, IN 46802
      View Details
    • Value Estimation by Request
      9,505 SF

      111 Wayne St

      Office Properties & Spaces • 9,505 SF
      111 Wayne St, Fort Wayne, IN 46802
      View Details
    • Value Estimation by Request
      11,472 SF

      1901 Taylor St

      OFFICE (GENERAL) • 11,472 SF
      1901 Taylor St, Fort Wayne, IN 46802-4604
      View Details
    • Value Estimation
      $6,165,000
      80,923 SF

      300 Wayne St

      OFFICE (GENERAL) • 80,923 SF
      300 Wayne St, Fort Wayne, IN 46802-3608
      View Details
    • Value Estimation
      $3,590,000
      41,448 SF

      1125 Barr St

      OFFICE (GENERAL) • 41,448 SF
      1125 Barr St, Fort Wayne, IN 46802-3107
      View Details

    Similar Nearby for Sale

    • $1,100,000
      9,505 SF

      Downtown Fort Wayne Office/Retail

      Prime location, high visibility, investment opportunity.
      111 Wayne St, Fort Wayne, IN 46802
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    • $1,500,000
      40,000 SF

      Downtown Fort Wayne Office Lot

      Prime 1.27-acre lot, 40,000 SF.
      333 Washington Blvd, Fort Wayne, IN 46802
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    • $1,900,000
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      Historic Downtown Fort Wayne Mixed-Use

      Prime location, 13,636 SF, two buildings.
      334 Berry St, Fort Wayne, IN 46802
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    • $2,950,000
      101,442 SF

      Downtown Fort Wayne Gem

      Iconic building, 101,442 SF, redevelopment opportunity
      200 Superior St, Fort Wayne, IN 46802
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    • Contact for pricing
      92,500 SF

      Historic Downtown Office Building

      Prime Fort Wayne investment opportunity.
      127 Berry St, Fort Wayne, IN 46802
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    • Contact for pricing
      38,757 SF

      Downtown Fort Wayne Office Building

      Class A office building in downtown Fort Wayne.
      113 W Berry St, Fort Wayne, IN 46802
      View Details

    Similar Nearby for Lease

    • $13 SF/Yr
      92,137 SF

      Downtown Fort Wayne Office Space

      Prime Office & Retail Suites Available
      101 Three Rivers, Fort Wayne, IN 46802
      View Details
    • $15 SF/Yr
      40,000 SF

      Historic Downtown Office Space

      Prime Allen County office, 40,000 sq ft, build-to-suit.
      333 Washington Blvd, Fort Wayne, IN 46802
      View Details
    • $19 SF/Yr
      50,715 SF

      Downtown Fort Wayne Office Space

      Prime location, 2,718 sq ft available
      616 Harrison St, Fort Wayne, IN 46802
      View Details
    • $14 SF/Yr
      80,923 SF

      Downtown Fort Wayne Office Space

      Executive Suites, Ample Parking
      300 Wayne St, Fort Wayne, IN 46802
      View Details
    • $12 SF/Yr
      9,282 SF

      Downtown Fort Wayne Office Space

      Premium 5,000 SF Office Suite Available
      512 Superior St, Fort Wayne, IN 46802
      View Details
    • $15 SF/Yr
      38,129 SF

      Downtown Fort Wayne Development Opportunity

      1.27 acre lot ideal for office, retail, or multifamily.
      333 E Washington Blvd, Fort Wayne, IN 46802
      View Details
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    450 Washington Blvd
    Fort Wayne, IN 46802-2916
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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