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Property profile & analytics
OFF-MARKET
Estimated value
$4,700,000
Retail space
8004 Old Wabash Rd, Andrews, IN 46702-9472
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US31-3076230
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2020
Construction
TYPE NOT SPECIFIED
Total area
11,200 SF
Lot
3.97 ac (172,933 SF)
APN
35-04-15-400-018.304-002
UPID
US31-3076230
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
-
Dollar General Grocery & Convenience Store Food Market
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.97M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.70M
Owner & transaction history
Phyllis G Gutman Ret · 4 yrs held
Phyllis G Gutman Ret
since 2021
Last sale
$4.5M
4 recorded transactions
Zoning & alternative use
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 Andrews submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Andrews 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
$4,925,000
ML approach
$4,970,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.70M
Range $4.23M – $5.17M · ±10% · vs last sale $4.46M (Dec 13 2021)
Last sale anchor
$4.46M
Dec 13 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
$420 / 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
$10,612
Tax year 2023
Assessed value
$636,500
Assessed 2023
Previous assessed
$636,500
+0.0% YoY
Effective rate
1.67%
On assessed value
Assessed land
$57,400
Assessed improvement
$579,100
Land market value
$57,400
Improvement market value
$579,100
Total market value
$636,500
Applied tax rate
2.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2020
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
11,200 SF
Lot
3.97 ac (172,933 SF)
APN
35-04-15-400-018.304-002
UPID
US31-3076230
Jurisdiction
HUNTINGTON
Zoning & alternative use
Zoning · permitted uses
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
2020
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
3.97 ac
Current owner
From public records · entity-resolved
Phyllis G Gutman Ret
Individual
Mailing address
9315 LEGACY CIR, LAFAYETTE HILL, PA 19444-1766
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 13, 2021
$4,455,654
Phyllis G Gutman Ret
Mbm Downs Realty LLC
Warranty Deed
$2,420,000 · First Integrity Bank NA
Sep 29, 2020
$1,282,425
Mbm Downs Realty LLC
Andrews Partners LLC
Warranty Deed
—
Mar 16, 2020
$86,500
Andrews Partners LLC
Mitchell E Garrison
Warranty Deed
—
May 4, 2017
$65,000
Mitchell E Garrison
Tami S Gibson
Warranty Deed
$65,000 · Bippus State Bank
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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