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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Auto shops
9529 Indianapolis Blvd Highland, IN 46322
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US31-0451495
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1989
Construction
TYPE NOT SPECIFIED
Total area
21,276 SF
Lot
1.76 ac (76,796 SF)
APN
45-07-28-351-004.000-026
UPID
US31-0451495
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
$715k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.13M
Blend (final)
Blend
$925k
Owner & transaction history
Ska Real Estate LLC · 5 yrs held
Ska Real Estate LLC
since 2020
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.4M
+27.1%
Retail stores
$1.3M
+23.0%
Commercial (general)
$1.2M
+11.4%
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 Highland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Highland 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
$715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,080,000
Current use
MEDICAL BUILDING
$1,370,000
Change: +27% · Conversion: Difficult
RETAIL STORES
$1,325,000
Change: +23% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,200,000
Change: +11% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,010,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±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
$43 / 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
$59,920
Tax year 2022
Assessed value
$1,993,900
Assessed 2023
Previous assessed
$2,020,300
-1.3% YoY
Effective rate
3.01%
On assessed value
Assessed land
$497,200
Assessed improvement
$1,496,700
Land market value
$497,200
Improvement market value
$1,496,700
Total market value
$1,993,900
Applied tax rate
26.0000
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1989
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
2
Total area
21,276 SF
Lot
1.76 ac (76,796 SF)
APN
45-07-28-351-004.000-026
UPID
US31-0451495
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
AUTO REPAIR, GARAGE Current
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.0M
AUTO REPAIR, GARAGE Current
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
1989
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
2
Lot
1.76 ac
Current owner
From public records · entity-resolved
Ska Real Estate LLC
Entity
Mailing address
201 MAIN ST, EVANSTON, IL 60202-2477
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2020
—
Ska Real Estate LLC
Baldi Hoobyar Equities Indiana LLC
Warranty Deed
$4,800,000 · Vw Credit INC
Oct 5, 2020
—
Baldi-hoobyar Equities Indiana
Glr LLC
Correction Deed
related
—
Nov 28, 2017
—
Baldi-hoobyar Equities Indiana
—
Deed
related
$2,370,000 · Vw Credit
May 9, 2013
—
Baldi-hoobyar Equities In LLC
—
Grant Deed
related
$1,400,000 · First Midwest Bank
Sep 13, 2012
—
Baldi-hoobyar Equities In LLC
Glr LLC
Grant Deed
$1,400,000 · First Midwest Bank
—
—
Baldi-hoobyar Equities Indiana
—
Deed Of Trust
related
$2,370,000 · Vw Credit
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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