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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    9280 Patterson St Saint John, IN 46373-9721

    • Retail space
    • 13,825 SF
    • 1.00 lot acres
    OFF-MARKET
    Value Estimations
    $1,360,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US31-0745022
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Retail space

    Property Details for 9280 Patterson St

    Year built
    1997
    Construction
    TYPE NOT SPECIFIED
    Lot size
    1.00 lot acres
    Property size
    13,825 SF
    Zone code
    R33
    Property type
    Retail space
    APN
    45-11-29-478-009.000-035
    APU
    451129478009000035

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,631,000
      Market price range: $501k - $1.66M
      AI Estimate
      $1,049,000
      Market price range: $338k - $1.09M

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $1,050,000
      Current use
      WAREHOUSE, STORAGE
      $1,030,000
      Change: -2% Conversion: Difficult
      COMMERCIAL (GENERAL)
      $880,000
      Change: -16% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Saint John
    County
    Lake
    State
    Indiana
    Longitude
    -87.4707
    Latitude
    41.4508
    CBSA code
    16980
    CBSA name
    CHICAGO-NAPERVILLE-JOLIET, IL-IN-WI METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2022
    $57,850
    $1,000,000
    $1,369,900
    $2,369,900
    -
    $1,000,000
    $1,369,900
    $2,369,900

    Comparable in this City

    • Value Estimation by Request
      5,510 SF

      11130 93rd Ave

      RETAIL STORES (PERSONAL SERVICES) • 5,510 SF
      11130 93rd Ave, Saint John, IN 46373-0019
      View Details
    • Value Estimation by Request
      5,140 SF

      11333 95th Pl

      RETAIL STORES (PERSONAL SERVICES) • 5,140 SF
      11333 95th Pl, Saint John, IN 46373-9469
      View Details
    • Value Estimation by Request
      1,255 SF

      9455 Wicker Ave

      RETAIL STORES (PERSONAL SERVICES) • 1,255 SF
      9455 Wicker Ave, Saint John, IN 46373-9768
      View Details
    • Value Estimation
      $1,260,000
      12,962 SF

      10630 Wicker Ave

      RETAIL STORES (PERSONAL SERVICES) • 12,962 SF
      10630 Wicker Ave, Saint John, IN 46373-8809
      View Details
    • Value Estimation
      $1,200,000
      27,600 SF

      8365 Wicker Ave

      RETAIL STORES (PERSONAL SERVICES) • 27,600 SF
      8365 Wicker Ave, Saint John, IN 46373-8879
      View Details
    • Value Estimation by Request
      10,194 SF

      10951 Thiel St

      RETAIL STORES (PERSONAL SERVICES) • 10,194 SF
      10951 Thiel St, Saint John, IN 46373-9803
      View Details

    Similar Nearby for Sale

    • $4,700,000

      St. John Retail Opportunity

      27,600 SF retail building in St. John, Indiana.
      8365 Wicker Ave, Saint John, IN 46373
      View Details
    • $15,000,000

      Wooded Land Near Chicago

      20+ acres of wooded land, 24 miles from Chicago.
      12470 W 93Rd Ave, Saint John, IN 46373
      View Details
    • $169,900
      0.40 Acres

      Lake Hills Lot in St. John

      Residential land with lake access, close to amenities and Chicago.
      8884 Hillside Dr, St John, IN 46373
      View Details
    • $600,000
      19.22 Acres

      19-Acre St. John Estate Land

      Prime Indiana land, development potential
      10119 White Oak Ave, Saint John, IN 46373
      View Details
    • $150,000
      0.51 Acres

      Lakefront Lot in Heron Lake

      Half-acre lakefront lot in St. John, build your dream home.
      11825 Heron Lk Rd, St John, IN 46373
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    • $1,500,000
      4.81 Acres

      St. John Land For Sale

      4.81 acres of land ready for development in St. John.
      9125 Wicker Ave, St John, IN 46373
      View Details

    Similar Nearby for Lease

    • $4,000 /Mo
      1,255 SF

      Retail Space in St. John

      Retail space available for lease in St. John, Indiana.
      9455 Wicker Ave, St John, IN 46373
      View Details
    • $5,437 /Mo
      1,977 SF

      Retail Suite Near US-41

      1,977 SF retail suite in St. John, Indiana.
      11032 W 96 Pl, St John, IN 46373
      View Details
    • Contact for pricing
      68,633 SF

      St. John Retail Space Available

      High-traffic retail space in prime location
      9825 Wicker Ave, Saint John, IN 46373
      View Details
    • Contact for pricing

      Retail Development Land For Rent

      Land for retail development anchored by a national coffee user.
      10816 Parrish Ave, Saint John, IN 46373
      View Details
    • Contact for pricing
      10,104 SF

      Medical Office Building For Lease

      Single-tenant medical office building with ample parking and scenic landscaping.
      11355 W 97Th Ln, Saint John, IN 46373
      View Details
    • $12 SF/Yr
      4,000 SF

      Insulated Warehouse Spaces Available

      Two 2,000 SF insulated warehouse spaces for lease.
      9544 N Industrial Dr, Saint John, IN 46373
      View Details
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    9280 Patterson St
    Saint John, IN 46373-9721
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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