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    102 W Main Street Mentone, IN 46539

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    For Sale
    $190,000

    Mixed Use - Mentone, IN

    Type:Mixed Use
    Lot size:
    0.15 Acres
    Added:
    Aug 27, 2024
    Days on Market:
    607
    Last Refresh:
    Apr 25 at 3:06 pm

    Property Features for 102 W Main Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Mixed Use
    Bathrooms
    3
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3
    Parking features
    Off Street, Paved or Surfaced
    Interior features
    Drywall, None
    Exterior features
    None
    Standard status
    Active
    APN
    43-09-34-200-288.000-035
    Lot size
    0.15 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2811.52

    Utilities

    Heating system
    Baseboard, Forced Air, Wall Furnace
    Cooling system
    Central Air

    Building Details

    Year built
    1900
    Floors in Building
    2
    Flooring type
    Carpet, Concrete, Tile
    Building materials
    Brick
    Roof type
    Rubber
    Architectural style
    Other

    We can help!

    Listing Contact
    Matt Shively

    Listing agent Matt Shively License #RB19002167

    Listing office Center Appraisal Service 113 S Buffalo Street, Warsaw, IN

    Listing date Aug 27, 2024

    MLS# 202432892 Listing URL

    Copyright © 2026 Kosciusko Board of Realtors MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Mixed-Use Property with Postal Office

    This mixed-use property in Mentone, Indiana, presents a unique opportunity with a United States Postal Office as a tenant since the 1960s. The USPS lease is transferable to a new owner. The property includes a new roof installed in 2018, a leased efficiency apartment, and a leased 1-bedroom apartment. The second level offers over 4,000 square feet of space, presenting possibilities for multiple apartments or commercial spaces, subject to town or county approval. Situated on a lot of 0.15 acres, this property is an attractive option for residential rental specialists, with the potential for development and income from the postal service lease.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    United States Postal ... Post Office Farmers State Bank Bank Clevenger Insurance Insurance Agency

    Suggested Use

    Real Estate Agency Restaurant Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Auto Parts Store

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Mentone Ace Floral Shop — 206 E Main St, Mentone, IN 46539

    Location Insight

    • Map
    • Local Demand
    City
    Mentone
    County
    Kosciusko
    State
    Indiana
    Longitude
    -86.036549
    Latitude
    41.173524

    FAQs

    What type of property is this?
    Storefront property - Mixed-use property featuring a USPS tenant and development potential.
    Where is this storefront property located?
    The property is located at 102 W Main Street Mentone, IN.
    What is the asking price?
    The asking price for this property is $190,000.
    What are key features of this property?
    This property features: Reliable USPS tenant with easily transferable lease.; Substantial income potential from existing USPS lease, efficiency apartment, and 1‑bedroom apartment.; **Large, unfinished 4,000 sq ft second level offers development opportunities** (subject to approval).
    (574) 267-3757
    We can help!
    Listing Contact
    Matt Shively
    Real Estate License ID: RB19002167
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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