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Property profile & analytics
OFF-MARKET
Estimated value
$2,050,000
Grocery and convenience stores
8282 8276th 8278th W State Rd West Baden Springs, IN 47469
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US31-1832739
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1987
Construction
TYPE NOT SPECIFIED
Total area
33,630 SF
Lot
5.14 ac (223,898 SF)
APN
59-05-34-405-001.002-003
UPID
US31-1832739
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
$2.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.05M
Owner & transaction history
Springs Valley LLC · 6 yrs held
Springs Valley LLC
since 2020
Last sale
$1.9M
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$3.4M
+24.6%
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 West Baden Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Baden Springs 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
$2,200,000
ML approach
$2,205,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,700,000
Current use
INDUSTRIAL (GENERAL)
$3,365,000
Change: +25% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,435,000
Change: -10% · Conversion: Difficult
RESTAURANT
$2,435,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$2.05M
Range $1.85M – $2.26M · ±10% · vs last sale $1.90M (Jan 16 2020)
Last sale anchor
$1.90M
Jan 16 2020
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
$61 / 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
$60,011
Tax year 2023
Assessed value
$2,026,100
Assessed 2023
Previous assessed
$2,026,100
+0.0% YoY
Effective rate
2.96%
On assessed value
Assessed land
$557,100
Assessed improvement
$1,469,000
Land market value
$557,100
Improvement market value
$1,469,000
Total market value
$2,026,100
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
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
1987
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
33,630 SF
Lot
5.14 ac (223,898 SF)
APN
59-05-34-405-001.002-003
UPID
US31-1832739
Jurisdiction
ORANGE
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
$2.7M
INDUSTRIAL (GENERAL)
Est. value
$3.4M
WAREHOUSE, STORAGE
Est. value
$2.4M
RESTAURANT
Est. value
$2.4M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
RESTAURANT
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
1987
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
5.14 ac
Current owner
From public records · entity-resolved
Springs Valley LLC
Entity
Mailing address
3419 MT VERNON DR, VINCENNES, IN 47591-5146
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2020
$1,900,000
Springs Valley LLC
West Baden Pointe LLC
Warranty Deed
$133,000 · Teachers Cu
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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