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Property profile & analytics
OFF-MARKET
Estimated value
$685,000
Theaters & concert halls
8651 93rd Ave Saint John, IN 46373-9638
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US31-0590146
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
1997
Construction
WOOD
Total area
11,330 SF
Lot
10.08 ac (439,041 SF)
APN
45-11-34-201-007.000-035
UPID
US31-0590146
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
by Request
Blend (final)
Blend
$685k
Owner & transaction history
Community Baptist Church Of St John · 4 yrs held
Community Baptist Church Of St John
since 2021
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$990,000
+47.2%
Auto repair, garage
$925,000
+38.0%
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 Saint John submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint John 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
THEATER (MOVIE)
$670,000
Current use
RESTAURANT
$990,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$925,000
Change: +38% · Conversion: Difficult
MEDICAL BUILDING
$640,000
Change: -5% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$635,000
Change: -5% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$635,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$600,000
Change: -10% · Conversion: Difficult
RETAIL STORES
$555,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$685k
Range $617k – $754k · ±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
$60 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$42,223
Tax year 2022
Assessed value
$2,088,200
Assessed 2023
Previous assessed
$2,035,300
+2.6% YoY
Effective rate
2.02%
On assessed value
Assessed land
$1,007,900
Assessed improvement
$1,080,300
Land market value
$1,007,900
Improvement market value
$1,080,300
Total market value
$2,088,200
Applied tax rate
35.0000
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
1997
Construction
WOOD
Heating
NONE
Stories
1
Total area
11,330 SF
Lot
10.08 ac (439,041 SF)
APN
45-11-34-201-007.000-035
UPID
US31-0590146
Jurisdiction
LAKE
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
THEATER (MOVIE) Current
Est. value
$670,000
RESTAURANT
Est. value
$990,000
AUTO REPAIR, GARAGE
Est. value
$925,000
MEDICAL BUILDING
Est. value
$640,000
INDUSTRIAL (GENERAL)
Est. value
$635,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$635,000
COMMERCIAL (GENERAL)
Est. value
$600,000
RETAIL STORES
Est. value
$555,000
THEATER (MOVIE) Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
RETAIL STORES
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
1997
Construction
WOOD
Heating
NONE
Stories
1
Lot
10.08 ac
Current owner
From public records · entity-resolved
Community Baptist Church Of St John
Entity
Mailing address
8651 W 93RD AVE, SAINT JOHN, IN 46373-9638
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 9, 2021
—
Community Baptist Church Of St John
—
Deed
related
$600,000 · Centier Bank
Jun 21, 2017
—
Community Bapist Church Of St John
—
Deed
related
$470,177 · First Midwest Bank
—
—
Community Baptist C/st John In
—
Deed Of Trust
related
$320,000 · Standard Bank & Trust
—
—
Community Baptist Ch Of St John I
—
Deed Of Trust
related
$11,000 · Standard Bank & Trust
—
—
Community Baptist Ch Of St John I
—
Deed Of Trust
related
$204,294 · Standard Bank & Trust
—
—
Community Baptist Ch Of St John I
—
Deed Of Trust
related
$232,287 · Standard Bank & Trust
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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