Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$3,515,000
Grocery and convenience stores
821 Lincoln W Hwy New Haven, IN 46774-2139
Entity Owned
~
Est. High Equity
Property ID
US31-0266745
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1977
Construction
TYPE NOT SPECIFIED
Total area
45,472 SF
Lot
4.51 ac (196,412 SF)
APN
02-13-10-429-002.002-041
UPID
US31-0266745
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.41M
Blend (final)
Blend
$3.52M
Owner & transaction history
Rea13 Asset LLC
Rea13 Asset LLC
since 2026
6 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 New Haven submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Haven 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,420,000
Current use
COMMERCIAL (GENERAL)
$3,260,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$3.52M
Range $3.16M – $3.87M · ±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
$77 / 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
$58,505
Tax year 2023
Assessed value
$2,345,500
Assessed 2023
Previous assessed
$2,345,500
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$491,000
Assessed improvement
$1,854,500
Land market value
$491,000
Improvement market value
$1,854,500
Total market value
$2,345,500
Applied tax rate
50.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1977
Construction
TYPE NOT SPECIFIED
Stories
1
Total area
45,472 SF
Lot
4.51 ac (196,412 SF)
APN
02-13-10-429-002.002-041
UPID
US31-0266745
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
RETAIL STORES Current
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$3.3M
RETAIL STORES Current
COMMERCIAL (GENERAL)
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
1977
Construction
TYPE NOT SPECIFIED
Stories
1
Lot
4.51 ac
Current owner
From public records · entity-resolved
Rea13 Asset LLC
Entity
Mailing address
2021 MCKINNEY AVE STE #1150, DALLAS, TX 75201-7632
Ownership since
2026
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
Jan 23, 2026
—
Rea13 Asset LLC
Lincoln Plaza New Haven LLC
Special Warranty Deed
$2,690,000 · Centier Bank
Jun 27, 2023
—
Lincoln Plaza New Haven LLC
Clock Tower Capital LLC
Warranty Deed
$2,100,000 · First Federal Savings Bank
Oct 24, 2022
—
Ns Retail Holdings LLC
Black Swamb Capital Partners LLC
Special Warranty Deed
—
Oct 14, 2022
—
Black Swamp Capital Partners LLC
Cb Elston LLC
Warranty Deed
—
Oct 12, 2022
—
Clock Tower Capital LLC
Cb Elston LLC
Warranty Deed
—
Jun 8, 2022
—
The Tunnel On Lincoln LLC
Cb Elston LLC
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 821 Lincoln W Hwy?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
