Industrial Flex
For Sale
$3,000,000
100 Anchor Road, Michigan City, IN 46360
Commercial Sale, Michigan City, IN
Property Size52,016 SF
Lot Size4.42 Acres
Price / SF$49.59
Days on Market325
Property Features for 100 Anchor Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
103
Directions
Head east on 6th Street (US-12 / US-20) Turn left (north) onto Freyer Road Continue north on Freyer Road until you reach Anchor Road Turn right (east) onto Anchor Road The destination will be on your right (southeast corner of Anchor & Freyer)
Standard status
Active
APN
460124100028000022
Size
60,500 SF
Lot size
4.42 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
42-01-24-100-028 IN NW COR NW1/4 S OF FREYER RD S24 T38 R4 4.42 AC
Tax Annual Amount
21588
Legal Description
42-01-24-100-028 IN NW COR NW1/4 S OF FREYER RD S24 T38 R4 4.42 AC
Utilities
Sewer type
Public Sewer
Heating system
Central, Zoned
Water source
Public
Building Details
Year built
1975
Listing Agency:
McColly Real Estate
(219) 322-5508
Listed By:
Michael Becze · License #RB22000047
(219) 378-8308
Added: Oct 7, 2025
Changed: Aug 19
Last Checked: Aug 27 at 9:06AM
MLS# 829020
Copyright © 2026 Greater Northwest Indiana Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This flex-oriented industrial facility contains 52,016 square feet, including 10,500 square feet of office area. The building supports varied operational needs with four docklevelers, one manual lift, and three overhead doors. Clear heights range from 16 to 20 feet, while the electrical system provides 1,600A at 480V, three-phase service through multiple transformers and subpanels.
The property occupies 4.42 acres and includes 103 parking stalls. Built in 1975, it is served by public water and public sewer, with central and zoned heating. Located in Michigan City’s commercial corridor, the facility offers a configuration that can accommodate either a single occupant or multiple users. A gross lease structure including utilities and taxes is also identified in the property information.
The property occupies 4.42 acres and includes 103 parking stalls. Built in 1975, it is served by public water and public sewer, with central and zoned heating. Located in Michigan City’s commercial corridor, the facility offers a configuration that can accommodate either a single occupant or multiple users. A gross lease structure including utilities and taxes is also identified in the property information.
Key Highlights
- 52,016‑square‑foot industrial/flex building on 4.42 acres
- 10,500 square feet of office space
- Loading includes four docklevelers, one manual lift, and three overhead doors
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$230,215
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.67%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,604,300
$4.6M
Cap Rate 7%
$3,288,786
$3.3M
Cap Rate 9%
$2,557,944
$2.6M
Market Conditions
NOI Build-Up for 60,500 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$363.0K $6.00/SF
− Vacancy
−$34.1K −$0.56/SF
EGI
$328.9K $5.44/SF
− OpEx
−$98.7K −$1.63/SF
NOI
$230.2K $3.81/SF
Area
LaPorte County, IN
Vacancy
9.40%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,604,300
Cap Rate 7%
$3,288,786
Cap Rate 9%
$2,557,944
Alternative Uses
Best Use
Flex RnD
$11.18M
$9.78M – $13.04M
NOI $782,316 @ 7.0% cap · market cap 26.08%
Second Best
Warehouse
$3.99M
$3.49M – $4.66M
NOI $279,546 @ 7.0% cap · market cap 9.32%
Theoretical Best
Specialty Retail
$16.82M
$14.72M – $19.62M
NOI $1,177,345 @ 7.0% cap · market cap 39.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20 ft
Clear height
4
Dock-high doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
90
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 46360, IN
44,209
Population
21,652
Households
2
Avg Household Size
42
Median Age
23%
College-Educated
90%
High-School Grad
76.6 sq mi
ZIP Area
577
Density / Sq Mi
$59,641
Median Household Income
$36,738
Median Earnings
$924
Median Rent
$155,900
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Flexible industrial property with substantial power, loading infrastructure, and dedicated office space.
Where is this flex space located?
The property is located at 100 Anchor Road Michigan City, IN.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 52,016‑square‑foot industrial/flex building on 4.42 acres; 10,500 square feet of office space; Loading includes four docklevelers, one manual lift, and three overhead doors
