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Property profile & analytics
OFF-MARKET
Estimated value
$435,000
Theaters & concert halls
Logan St Warsaw, IN 46580
Individually Owned
16-yr Hold
Free & Clear
Property ID
US31-2613235
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
2004
Construction
TYPE NOT SPECIFIED
Total area
54,745 SF
Lot
34.79 ac (1,515,452 SF)
Zoning code
R-1
APN
43-11-18-200-144.000-032
UPID
US31-2613235
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
$1.58M
Blend (final)
Blend
$435k
Owner & transaction history
State Of Indiana · 16 yrs held
State Of Indiana
since 2010
2 recorded transactions
Zoning & alternative use
R-1 · Warsaw, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Planned unit developments shall be permitted in the R-1, R-2, R-3, C-2, C-3 and C-4 zone districts, provided that they meet the intent and regulations as contained in this ordinance. aa. Printing and duplicating shall be permitted in the C-2, C-3, C-4, C-5, I-1, I-2 and I-3 districts, provided that: 1. Commercial printing and copy shops are located in the C-…
Zone name
Single Family Residential District
General category
CIVIC_INSTITUTIONAL
Zone area
2,916.97 ac
Source
code of ordinances
Top alternative use upside
Neighborhood: shopping center
$2.0M
+28.3%
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 Warsaw submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warsaw 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
THEATER (MOVIE)
$1,580,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,030,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$435k
Range $392k – $479k · ±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
$8 / 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
Applied tax rate
32.0000
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
2004
Construction
TYPE NOT SPECIFIED
Heating
NONE
Buildings
6
Stories
1
Total area
54,745 SF
Lot
34.79 ac (1,515,452 SF)
Zoning code
R-1
APN
43-11-18-200-144.000-032
UPID
US31-2613235
Jurisdiction
KOSCIUSKO
Zoning & alternative use
R-1 · Warsaw, INZoning R-1 · permitted uses
R-1 · Warsaw, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Planned unit developments shall be permitted in the R-1, R-2, R-3, C-2, C-3 and C-4 zone districts, provided that they meet the intent and regulations as contained in this ordinance. aa. Printing and duplicating shall be permitted in the C-2, C-3, C-4, C-5, I-1, I-2 and I-3 districts, provided that: 1. Commercial printing and copy shops are located in the C-2, C-3, C-4, C-5 and I-1 zone districts. 2. Full scale printing operations are located in the I-1, I-2 and I-3 zone districts. bb. Recreation facilities for indoor use shall be permitted in the R-3, C-2, C-3, C-4,
Zone name
Single Family Residential District
General category
CIVIC_INSTITUTIONAL
Zone area
2,916.97 ac
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
THEATER (MOVIE) Current
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
THEATER (MOVIE) Current
NEIGHBORHOOD: SHOPPING CENTER
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
Buildings
6
Lot
34.79 ac
Current owner
From public records · entity-resolved
State Of Indiana
Individual
Free & Clear · 16 yrs held
Mailing address
PO BOX 288, WARSAW, IN 46581-0288
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 7, 2010
$3,150
State Of Indiana
Warsaw Multi School Building Corp
Warranty Deed
—
May 7, 2010
—
State Of Indiana
Warsaw Multi School Building Corp
Corporation 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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