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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Industrial land
6600 9th Ave 6606, Gary, IN 46406-1914
Individually Owned
4-yr Hold
Free & Clear
Property ID
US31-3560891
Property profile
Verified
Property type
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Year built
1961
Construction
BRICK
Total area
5,940 SF
Lot
20 ac (871,200 SF)
APN
45-07-02-451-003.000-004
UPID
US31-3560891
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
-
INSERV, Inc. - GATR Services Recycling Center Waste Management Facility
-
Foster Porta Potty Rental Gary Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$335k
CAP Approach
CAP
$530k
Comparable Approach
Comparable
$517k
Blend (final)
Blend
$525k
Owner & transaction history
George Hiskes SR. · 4 yrs held
George Hiskes SR.
since 2022
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$750,000
+144.9%
Restaurant
$560,000
+83.0%
Auto repair, garage
$520,000
+70.3%
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 Gary submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gary 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
$335,000
CAP Approach
CAP Return
Estimation
6%
$575,000
6.5%
$530,000
7%
$490,000
Alternative Use
Use
Estimation
RETAIL STORES
$750,000
Change: +145% · Conversion: Moderate
RESTAURANT
$560,000
Change: +83% · Conversion: Difficult
AUTO REPAIR, GARAGE
$520,000
Change: +70% · Conversion: Easy
COMMERCIAL (GENERAL)
$425,000
Change: +39% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$355,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$525k
Range $473k – $578k · ±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
$88 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$5,646
Tax year 2022
Assessed value
$783,200
Assessed 2023
Previous assessed
$158,500
+394.1% YoY
Effective rate
0.72%
On assessed value
Assessed land
$783,200
Land market value
$783,200
Total market value
$783,200
Applied tax rate
4.0000
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
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Status
Off-Market
Year built
1961
Construction
BRICK
Heating
NONE
Stories
1
Total area
5,940 SF
Lot
20 ac (871,200 SF)
APN
45-07-02-451-003.000-004
UPID
US31-3560891
Jurisdiction
LAKE
Metro division
GARY, IN METROPOLITAN DIVISION
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
RETAIL STORES
Est. value
$750,000
RESTAURANT
Est. value
$560,000
AUTO REPAIR, GARAGE
Est. value
$520,000
COMMERCIAL (GENERAL)
Est. value
$425,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$355,000
RETAIL STORES
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1961
Construction
BRICK
Heating
NONE
Stories
1
Lot
20 ac
Current owner
From public records · entity-resolved
George Hiskes SR.
Individual
Free & Clear · 4 yrs held
Mailing address
8320 MILLBROOK DR, DOWNERS GROVE, IL 60516-5047
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2022
—
George Hiskes SR.
Audrey Hiskes
Affidavit Of Death Of Joint Tenant
related
—
Mar 10, 2006
—
Ninth Avenue Partners LLC
Hiskes,george
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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