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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Grocery and convenience stores
4987 State Rd 13 Leesburg, IN 46538-9057
Entity Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US31-2730049
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2017
Construction
TYPE NOT SPECIFIED
Total area
4,718 SF
Lot
2.13 ac (92,783 SF)
Zoning code
COMME
APN
43-08-22-100-362.000-023
UPID
US31-2730049
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
by Request
CAP Approach
CAP
$780k
Comparable Approach
Comparable
$657k
Blend (final)
Blend
$720k
Owner & transaction history
Armstrong Holdings LLC · 9 yrs held
Armstrong Holdings LLC
since 2016
3 recorded transactions
Zoning & alternative use
COMME · Leesburg, IN
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 Leesburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leesburg 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
by Request
CAP Approach
CAP Return
Estimation
6%
$845,000
6.5%
$780,000
7%
$725,000
Blend value · Realmo final
$720k
Range $648k – $792k · ±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
$153 / 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
$8,899
Tax year 2023
Assessed value
$884,100
Assessed 2023
Previous assessed
$884,100
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$136,900
Assessed improvement
$747,200
Land market value
$136,900
Improvement market value
$747,200
Total market value
$884,100
Applied tax rate
23.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2017
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
4,718 SF
Lot
2.13 ac (92,783 SF)
Zoning code
COMME
APN
43-08-22-100-362.000-023
UPID
US31-2730049
Jurisdiction
KOSCIUSKO
Zoning & alternative use
COMME · Leesburg, INZoning COMME · permitted uses
COMME · Leesburg, IN
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
2017
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
2.13 ac
Current owner
From public records · entity-resolved
Armstrong Holdings LLC
Entity
Free & Clear · 9 yrs held
Mailing address
1800 MAGNAVOX WAY, FORT WAYNE, IN 46804-1540
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
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
Oct 10, 2016
—
Armstrong Holdings LLC
David Davidsen LLC
Warranty Deed
—
Aug 1, 2016
—
David Davidsen LLC
Cobb & Polk INC
Warranty Deed
$450,000 · Mutual Bank Fsb
Mar 24, 2016
$435,000
David Davidsen
Cobb & Polk INC
Contract Sale
$405,000 · Cobb & Polk INC
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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