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Property profile & analytics
OFF-MARKET
Estimated value
$2,785,000
Strip malls
811 Tillotson Ave, Muncie, IN 47304
Entity Owned
4-yr Hold
Free & Clear
Property ID
US31-1913887
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1996
Construction
TYPE NOT SPECIFIED
Total area
25,675 SF
Lot
1.17 ac (50,965 SF)
APN
18-11-17-158-028.000-003
UPID
US31-1913887
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
$2.78M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.79M
Owner & transaction history
River Plaza Partners LLC · 4 yrs held
River Plaza Partners LLC
since 2021
Last sale
$2.8M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.3M
+179.5%
Auto repair, garage
$2.2M
+163.5%
Medical building
$1.9M
+131.2%
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 Muncie submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Muncie 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
$2,795,000
ML approach
$2,780,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,345,000
Change: +179% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,210,000
Change: +163% · Conversion: Difficult
MEDICAL BUILDING
$1,940,000
Change: +131% · Conversion: Difficult
Blend value · Realmo final
$2.79M
Range $2.51M – $3.06M · ±10% · vs last sale $2.78M (Oct 26 2021)
Last sale anchor
$2.78M
Oct 26 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
$108 / 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
$68,916
Tax year 2023
Assessed value
$2,236,000
Assessed 2023
Previous assessed
$2,236,000
+0.0% YoY
Effective rate
3.08%
On assessed value
Assessed land
$528,900
Assessed improvement
$1,707,100
Land market value
$528,900
Improvement market value
$1,707,100
Total market value
$2,236,000
Applied tax rate
3.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1996
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
25,675 SF
Lot
1.17 ac (50,965 SF)
APN
18-11-17-158-028.000-003
UPID
US31-1913887
Jurisdiction
DELAWARE
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
RESTAURANT
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$1.9M
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1996
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
1.17 ac
Current owner
From public records · entity-resolved
River Plaza Partners LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1559 S SEPULVEDA BLVD, LOS ANGELES, CA 90025-3311
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2021
$2,781,000
River Plaza Partners LLC
Us Bank NA
Warranty Deed
—
Jan 23, 2019
$2,000,000
Us Bank NA
Delaware County Sheriff
Sheriffs Deed
related
—
Nov 21, 2007
—
River Plaza Muncie In LLC
River Campus Portfolio LLC
Special 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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