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Property profile & analytics
OFF-MARKET
Estimated value
$980,000
Retail space
Ems 52nd Ln North Webster, IN 46555
Entity Owned
2-yr Hold
Free & Clear
Property ID
US31-2950344
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2014
Construction
WOOD
Total area
7,704 SF
Lot
12 ac (522,720 SF)
Zoning code
AG
APN
43-08-09-300-005.000-023
UPID
US31-2950344
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
$1.20M
Comparable Approach
Comparable
$725k
Blend (final)
Blend
$980k
Owner & transaction history
Blue Barn Berry Farm LLC · 2 yrs held
Blue Barn Berry Farm LLC
since 2024
3 recorded transactions
Zoning & alternative use
AG · North Webster, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 North Webster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Webster 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%
$1,300,000
6.5%
$1,200,000
7%
$1,115,000
Blend value · Realmo final
$980k
Range $882k – $1.08M · ±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
$127 / 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
$352
Tax year 2023
Assessed value
$791,600
Assessed 2023
Previous assessed
$791,600
+0.0% YoY
Effective rate
0.04%
On assessed value
Assessed land
$162,500
Assessed improvement
$629,100
Land market value
$162,500
Improvement market value
$629,100
Total market value
$791,600
Applied tax rate
23.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Off-Market
Year built
2014
Construction
WOOD
Stories
2
Total area
7,704 SF
Lot
12 ac (522,720 SF)
Zoning code
AG
APN
43-08-09-300-005.000-023
UPID
US31-2950344
Jurisdiction
KOSCIUSKO
Zoning & alternative use
AG · North Webster, IN
Zoning AG · permitted uses
AG · North Webster, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Webster. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2014
Construction
WOOD
Stories
2
Lot
12 ac
Current owner
From public records · entity-resolved
Blue Barn Berry Farm LLC
Entity
Free & Clear · 2 yrs held
Mailing address
2905 E BUCHER DR, SYRACUSE, IN 46567-7938
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2024
—
Blue Barn Berry Farm LLC
Wacky 2 Premier Properties LLC
Warranty Deed
—
Dec 27, 2023
$2,500,000
Wacky 2 Premier Properties LLC
The Indiana Baptist Convention
Warranty Deed
—
Dec 27, 2023
—
Wacky 2 Premier Properties LLC
The Indiana Baptist Convention
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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