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Property profile & analytics
FOR LEASE
Retail space
953 965th E Washington St St Winchester, IN 47394
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US31-1137184
For Lease
1 / 17
$12 SF/Yr
953 965th E Washington St St, Winchester, IN 47394
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Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2004
Construction
TYPE NOT SPECIFIED
Total area
11,200 SF
Lot
1.28 ac (55,757 SF)
APN
68-09-21-177-013.000-021
UPID
US31-1137184
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
$380k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$686k
Blend (final)
Blend
$530k
Owner & transaction history
Roy W Adams Properties LLC · 9 yrs held
Roy W Adams Properties LLC
since 2017
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$835,000
+16.8%
Restaurant
$830,000
+16.6%
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 Winchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winchester 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
$380,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$715,000
Current use
COMMERCIAL (GENERAL)
$835,000
Change: +17% · Conversion: Easy
RESTAURANT
$830,000
Change: +17% · Conversion: Easy
WAREHOUSE, STORAGE
$645,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$530k
Range $477k – $583k · ±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
$47 / 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
$8,799
Tax year 2023
Assessed value
$293,300
Assessed 2023
Previous assessed
$293,300
+0.0% YoY
Effective rate
3.00%
On assessed value
Assessed land
$44,200
Assessed improvement
$249,100
Land market value
$44,200
Improvement market value
$249,100
Total market value
$293,300
Applied tax rate
21.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
2004
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Units
6
Total area
11,200 SF
Lot
1.28 ac (55,757 SF)
APN
68-09-21-177-013.000-021
UPID
US31-1137184
Jurisdiction
RANDOLPH
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
$715,000
COMMERCIAL (GENERAL)
Est. value
$835,000
RESTAURANT
Est. value
$830,000
WAREHOUSE, STORAGE
Est. value
$645,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
RESTAURANT
WAREHOUSE, STORAGE
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
2004
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Units
6
Lot
1.28 ac
Current owner
From public records · entity-resolved
Roy W Adams Properties LLC
Entity
Mailing address
111 WN ST, PORTLAND, IN 47371-1153
Ownership since
2017
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
Jun 21, 2024
—
Roy W Adams Properties LLC
—
Deed
related
$565,504 · First Financial Bank
Jun 8, 2023
—
Roy W Adams Properties LLC
—
Deed
related
$50,000 · The Farmers State Bank
Jan 25, 2019
—
Roy W Adams Properties LLC
—
Deed
related
$765,000 · The Farmers State Bank
Dec 8, 2017
—
Roy W Adams Properties LLC
—
Deed
related
$125,000 · Mainsource Bank
Jan 25, 2017
$200,000
Roy W Adams Properties LLC
Vfc Properties Us LLC
Special Warranty Deed
$343,000 · Mainsource Bank
Nov 1, 2013
—
Dyer Winchester LLC
Winchester Holdings LLC
Limited 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.
Try Rey
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