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Property profile & analytics
OFF-MARKET
Estimated value
$735,000
Warehouses
521 Lincoln Ave Goshen, IN 46528-3301
Individually Owned
4-yr Hold
Free & Clear
Property ID
US31-0041102
Property profile
Verified
Property type
Warehouses
Use group
STORAGE YARD, OPEN STORAGE
Year built
1872
Construction
WOOD
Total area
44,876 SF
Lot
1.28 ac (55,757 SF)
Zoning code
ZO01
APN
20-11-10-302-011.000-015
UPID
US31-0041102
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
-
Scott & Sons Home Remodeling Roofing Company General Contractor
-
A-Plus Roofing and Remodeling LLC Roofing Company General Contractor
-
U-Haul Neighborhood Dealer Car Rental Facility
-
Local Discount Diva Discount Store
-
Endurance Auto Care Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$470k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$557k
Blend (final)
Blend
$735k
Owner & transaction history
Randy L Damron · 4 yrs held
Randy L Damron
since 2021
5 recorded transactions
Zoning & alternative use
ZO01 · Goshen, 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 Goshen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goshen 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
$470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,185,000
Current use
Blend value · Realmo final
$735k
Range $662k – $809k · ±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
$16 / 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
$3,635
Tax year 2023
Assessed value
$104,100
Assessed 2023
Previous assessed
$104,100
+0.0% YoY
Effective rate
3.49%
On assessed value
Assessed land
$35,600
Assessed improvement
$68,500
Land market value
$35,600
Improvement market value
$68,500
Total market value
$104,100
Applied tax rate
15.0000
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
Warehouses
Use group
STORAGE YARD, OPEN STORAGE
Status
Off-Market
Year built
1872
Construction
WOOD
Heating
YES
Stories
2
Total area
44,876 SF
Lot
1.28 ac (55,757 SF)
Zoning code
ZO01
APN
20-11-10-302-011.000-015
UPID
US31-0041102
Jurisdiction
ELKHART
Zoning & alternative use
ZO01 · Goshen, IN
Zoning ZO01 · permitted uses
ZO01 · Goshen, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Goshen. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$1.2M
WAREHOUSE, STORAGE Current
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
1872
Construction
WOOD
Heating
YES
Stories
2
Lot
1.28 ac
Current owner
From public records · entity-resolved
Randy L Damron
Individual
Free & Clear · 4 yrs held
Mailing address
18029 COUNTY RD 22, GOSHEN, IN 46528-6602
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 6, 2021
—
Randy L Damron
M & H Rentals LLC
Deed
—
Feb 17, 2014
$90,000
Field Boys LLC
Dew Real Estate Holdings LLC
Warranty Deed
—
Oct 7, 2013
$94,001
Dew Real Estate Holdings LLC
Sheriff Of Elkhart County
Trustees Deed
related
—
Jul 30, 2007
—
Starfleet Enterprises LLC
Christner,steve C
Warranty Deed
$200,000 · First State Bank Middlebury
Aug 29, 2005
—
Steven C Christner
—
Trustees Deed
related
$80,000 · First State Bank Middlebury
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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