Land assembly & the deal
How the land was put together, by whom, and what the paper trail says about when.
- A conveyance chain on the record is what was produced, not what exists — an assembly can run through options, nominees, and unrecorded agreements that no recorder's index will show.
The farms were not bought by the developer. The public Port Authority of Allen County took three-year options on them across 2023–24, at $1,000 apiece, and then assigned those options to Bistrozzi LLC on 2025-07-03 — using each option’s §21 “unrestricted right to assign to a nominee.” The public body held the door; a Delaware LLC walked through it. That is the assembly model, and it is why a search for the operator’s name against the recorder’s grantee index returns nothing until the very end.
The price the form left blank
The DTE-100 conveyance-fee statements were produced with their value lines blank. The deeds the
county actually recorded carry a second number the parties do not control: a conveyance fee,
stamped by the auditor and set by statute in proportion to the sale price.
The Pike Run parcel’s deedrec shows a
$1,041 fee; the Neff Farms transferrec ,
$25,572.90. A fee that scales with the price is a price in disguise — the figure the DTE-100
left blank is reconstructable from the recorder’s own arithmetic at the county’s published rate.
[inference] — the rate is statutory; the back-calculation is ours.
The assembly did not close when the public found out
The August 2025 farm deeds were the middle of the chain, not its end. A five-acre Neighbors
parcel passed to Bistrozzi on 2026-03-04 for a
recited consideration of one dollarrec , and a 7.2-acre Pieper tract was conveyed on
2026-04-21rec — not to Bistrozzi LLC but to
Bistrozzi Addition LLC, registered with the Ohio Secretary of State two weeks earlier and
organized by the same Vorys attorney behind the original shells. [verified], from the recorded
deeds and the SoS filing.
A conveyance chain on the record is what was produced, not what exists. Options, nominee agreements, and unrecorded side letters leave no trace in a recorder’s index — so the chain below is a floor on the assembly, never a ceiling.
The record behind this chapter
What this chapter stands on: the records it reads, the inputs its modeled figures rest
on, and the reference data behind its baselines — the same pages the record screens
serve, not a second copy. A figure the record does not support stays [open] and links nothing.
- Limited Warranty DeedDeeds
- Limited Warranty DeedDeeds
- General Warranty DeedDeeds
- Limited Warranty DeedDeeds
- PRR-01-bundle.ocr.pdfAEDG (Allen Economic Development Group)
- Project BOSC Roadwork (privately funded; BOSC Team deposit to PAAC; dedicated to County on completion)Cost estimates (OPC)
- CRA.pdfLegal
- AEDG notice letters to Elida + Apollo JVSD of the proposed Bistrozzi CRA abatementStatutory notices
- Authorizing notice to the Elida Local School District and Apollo Career Center that the Commissioners seek to enter a CRA Agreement with Bistrozzi, LLC and will consider the same agreement on July 10, 2025 or thereafter.Local legislation
- NDA.pdfLegal
- 4091289.pdfPlans
- Lyka_ProjectFactsheet_V2.pdfGrid
- Lyka_MapPoster2.pdfGrid
- Bistrozzi LLC Data Center (Project BOSC) - Initial InstallationPermits
- M121825.pdfCounty Commissioners
- hb983_00_IN.pdfLegal
- Sub. H.B. No. 314, 136th Ohio General Assembly — As Passed by the House. Amends R.C. 149.43 (Ohio Public Records Act) to restrict "harassing or disruptive" records requests and to let public offices engage private contractors to answer "voluminous" requests.State legislation
- hb314_02_PH.pdfLegal
- hb314_00_IN.pdfLegal
- BOSC/Google data-center land assembly — seller option packets and assignment to Bistrozzi LLCLand assembly
- Land assembly1 record
- Deeds6 records