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Property profile & analytics
OFF-MARKET
Estimated value
$1,120,000
Commercial real estate
9545 Industrial Dr Saint John, IN 46373-9062
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US31-0435493
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2003
Construction
TYPE NOT SPECIFIED
Total area
12,390 SF
Lot
2.72 ac (118,483 SF)
Zoning code
R33
APN
45-11-33-178-001.000-035
UPID
US31-0435493
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
$1.18M
Blend (final)
Blend
$1.12M
Owner & transaction history
First Svc Holding LLC · 8 yrs held
First Svc Holding LLC
since 2017
7 recorded transactions
Zoning & alternative use
R33 · Saint John, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$940,000
+19.2%
Warehouse, storage
$925,000
+17.1%
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
COMMERCIAL (GENERAL)
$790,000
Current use
RETAIL STORES
$940,000
Change: +19% · Conversion: Easy
WAREHOUSE, STORAGE
$925,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$1.12M
Range $1.01M – $1.23M · ±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
$90 / 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
$31,426
Tax year 2022
Assessed value
$1,798,000
Assessed 2023
Previous assessed
$1,714,400
+4.9% YoY
Effective rate
1.75%
On assessed value
Assessed land
$408,000
Assessed improvement
$1,390,000
Land market value
$408,000
Improvement market value
$1,390,000
Total market value
$1,798,000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2003
Construction
TYPE NOT SPECIFIED
Heating
NONE
Buildings
3
Stories
1
Total area
12,390 SF
Lot
2.72 ac (118,483 SF)
Zoning code
R33
APN
45-11-33-178-001.000-035
UPID
US31-0435493
Jurisdiction
LAKE
Metro division
GARY, IN METROPOLITAN DIVISION
Zoning & alternative use
R33 · Saint John, INZoning R33 · permitted uses
R33 · Saint John, IN
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
COMMERCIAL (GENERAL) Current
Est. value
$790,000
RETAIL STORES
Est. value
$940,000
WAREHOUSE, STORAGE
Est. value
$925,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
2003
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Buildings
3
Lot
2.72 ac
Current owner
From public records · entity-resolved
First Svc Holding LLC
Entity
Mailing address
9545 N INDUSTRIAL DR, SAINT JOHN, IN 46373-9062
Mailing matches property
Yes
Owner-occupied
Yes
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 13, 2017
—
First Svc Holding LLC
—
Deed
related
—
Mar 17, 2017
—
Fire Service Holding LLC
—
Trustees Deed
related
$1,801,502 · Homestar Bk & Fin'l Svcs
Jul 15, 2010
—
Fire Service Holding LLC
—
Trustees Deed
related
$250,000 · Peoples Bank
Aug 11, 2009
—
Fire Service Holding LLC
—
Trustees Deed
related
$484,000 · Peoples Bank
—
—
Fire Service Holding LLC
—
Deed Of Trust
related
$972,887 · Peoples Bank
—
—
Fire Service Holding LLC
—
Deed Of Trust
related
$150,000 · Peoples Bank
—
—
Fire Service Holding LLC
—
Deed Of Trust
related
$537,584 · Peoples Bank
—
—
First Svc Holding LLC
—
Loan Modification
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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