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Property profile & analytics
OFF-MARKET
Estimated value
$1,815,000
Manufacturing properties
850 Transport Dr, Valparaiso, IN 46383-8432
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US31-3021052
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2016
Construction
WOOD
Total area
18,000 SF
Lot
1.3 ac (56,628 SF)
APN
64-10-29-128-004.000-029
UPID
US31-3021052
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
$1.10M
Comparable Approach
Comparable
$1.76M
Blend (final)
Blend
$1.82M
Owner & transaction history
850 Transport Drive LLC · 1 yrs held
850 Transport Drive LLC
since 2024
Last sale
$2.2M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+11.5%
Restaurant
$1.3M
+9.6%
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 Valparaiso submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Valparaiso 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%
$1,190,000
6.5%
$1,100,000
7%
$1,020,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,225,000
Current use
AUTO REPAIR, GARAGE
$1,365,000
Change: +11% · Conversion: Easy
RESTAURANT
$1,345,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$1.82M
Range $1.63M – $2.00M · ±10% · vs last sale $2.20M (Jul 18 2024)
Last sale anchor
$2.20M
Jul 18 2024
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
$101 / 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
$18,203
Tax year 2023
Assessed value
$702,000
Assessed 2023
Previous assessed
$702,000
+0.0% YoY
Effective rate
2.59%
On assessed value
Assessed land
$114,000
Assessed improvement
$588,000
Land market value
$114,000
Improvement market value
$588,000
Total market value
$702,000
Applied tax rate
29.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2016
Construction
WOOD
Heating
NONE
Stories
1
Total area
18,000 SF
Lot
1.3 ac (56,628 SF)
APN
64-10-29-128-004.000-029
UPID
US31-3021052
Jurisdiction
PORTER
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
INDUSTRIAL (GENERAL) Current
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.4M
RESTAURANT
Est. value
$1.3M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
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
2016
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.3 ac
Current owner
From public records · entity-resolved
850 Transport Drive LLC
Entity
Mailing address
49 W BRAEMAR DR STE #341, VALPARAISO, IN 46385-7737
Ownership since
2024
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
Jul 18, 2024
—
850 Transport Drive LLC
Robert A Vogt
Deed
$2,900,000 · 1st Source Bank
Jul 18, 2024
$2,200,000
850 Transport Drive LLC
Robert A Vogt
Deed
$2,900,000 · 1st Source Bank
Feb 29, 2024
—
Robert A Vogt
Robert A Vogt
Intrafamily Transfer
related
—
Jun 28, 2016
—
Robert A Vogt
Bulk Transport Corp
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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