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Property profile & analytics
OFF-MARKET
Estimated value
$3,590,000
Hotels
5345 Distribution Dr Fort Wayne, IN 46825-5111
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US31-2965398
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2017
Construction
TYPE NOT SPECIFIED
Total area
37,348 SF
Lot
2.12 ac (92,480 SF)
APN
02-07-23-151-003.000-073
UPID
US31-2965398
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
-
Tru by Hilton Fort Wayne Hotel & Motel
-
Vantage Auto Transport Co. Trucking Company
-
Lavazza Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.58M
CAP Approach
CAP
$2.88M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.59M
Owner & transaction history
Fort Hotels LLC · 5 yrs held
Fort Hotels LLC
since 2021
Last sale
$3.6M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.1M
+22.1%
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
$3,605,000
ML approach
$3,580,000
CAP Approach
CAP Return
Estimation
6%
$3,120,000
6.5%
$2,880,000
7%
$2,675,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$3,350,000
Current use
COMMERCIAL (GENERAL)
$4,095,000
Change: +22% · Conversion: Difficult
RESTAURANT
$3,155,000
Change: -6% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,735,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$3.59M
Range $3.23M – $3.95M · ±10% · vs last sale $3.59M (Jan 4 2021)
Last sale anchor
$3.59M
Jan 4 2021
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
$96 / 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
$83,942
Tax year 2023
Assessed value
$3,183,000
Assessed 2023
Previous assessed
$3,183,000
+0.0% YoY
Effective rate
2.64%
On assessed value
Assessed land
$369,900
Assessed improvement
$2,813,100
Land market value
$369,900
Improvement market value
$2,813,100
Total market value
$3,183,000
Applied tax rate
80.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2017
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
4
Units
92
Total area
37,348 SF
Lot
2.12 ac (92,480 SF)
APN
02-07-23-151-003.000-073
UPID
US31-2965398
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
HOTEL/MOTEL Current
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$4.1M
RESTAURANT
Est. value
$3.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.7M
HOTEL/MOTEL Current
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
2017
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
4
Units
92
Lot
2.12 ac
Current owner
From public records · entity-resolved
Fort Hotels LLC
Entity
Mailing address
5345 DISTRIBUTION DR, FORT WAYNE, IN 46825-5111
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 11, 2022
—
Fort Hotels LLC
—
Deed
related
$7,500,000 · The Farmers & Merchants State Bank
Jan 4, 2021
—
Fort Hotels LLC
Fort Hotels LLC
Intrafamily Transfer
related
$320,000 · The Farmers & Merchants National Ba
Nov 30, 2020
—
Fort Hotels LLC
Fort Hotels LLC
Intrafamily Transfer
related
—
Apr 6, 2017
—
Fort Hotels LLC
—
Deed
related
$3,888,850 · First Federal Savings Bank
Dec 23, 2015
$3,585,000
Gc Fort Wayne In Landlord LLC
Golden Corral Corp
Special Warranty Deed
—
Feb 27, 2006
—
Focus Bridge Fort Wayne LLC
Focus Fort Wayne LLC
Warranty Deed
$4,300,000 · Standard Bank & Trust Co
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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