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    Retail Outlet on State Road Title is generated by Realmo AI

    4454 N State Road 13 Highway, Leesburg, IN 46538

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    Claim this Listing
    For Sale
    $430,000

    Retail, Food Store - Leesburg, IN

    Type:Retail
    Property size:
    2,080 SF
    Lot size:
    5.80 Acres
    Price / SF:
    $206/SF
    Added:
    Oct 27, 2025
    Days on Market:
    208
    Last Refresh:
    May 22 at 10:06 am

    Property Features for 4454 N State Road 13 Highway

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Bathrooms
    1
    Rooms
    Bathroom 1, Office
    Parking features
    Off Street
    Interior features
    Metal, Overhead Door 1, Office Space, Public Restrooms
    Exterior features
    Loading Dock 1, Overhead Door 1, Office Space, Public Restrooms
    Standard status
    Active
    APN
    43-08-23-300-147.000-023
    Size
    2,080 SF
    Lot size
    5.80 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2098.44

    Utilities

    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air, Multi Units, Wall Unit(s)

    Building Details

    Year built
    1981
    Floors in Building
    2
    Flooring type
    Concrete, Other
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Thomas Needham

    Listing agent Thomas Needham License #RB14042587

    Listing office Needham Moeller & Associates, 2829 Old Pond Cove, Fort Wayne, IN

    Listing date Oct 27, 2025

    MLS# 202543488 Listing URL

    Copyright © 2026 Upstate Alliance of REALTORS® Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • High visibility commercial property with 200 feet of road frontage.
    • Own a business with groceries, canned products, dry goods, pet/cleaning supplies, and personal items.
    • Zoning allows for numerous permitted and exception uses (details available in documents).
    • Includes office space, public restrooms, and loading dock.
    • Features both forced air natural gas heating and central air/multi‑unit/wall unit(s) cooling.
    • Off‑street parking available.

    Overview

    This retail outlet, known as Triple T Outlet, features 200 feet of road frontage. The property offers groceries, canned products, dry goods, pet and cleaning supplies, and personal items. The building has a square footage of 2080, with additional space in the attic not included in the total. Extensive information, including permitted and exception zoning uses, is available in the documents. A 2024/2025 tax report is available upon request. This high-visibility commercial property offers numerous potential uses.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $249.1K
    NOI $22,417 @ 9.00% cap · cautious / downside scenario
    Moderate
    $320.2K
    NOI $22,417 @ 7.00% cap · market / base-case scenario
    Aggressive
    $448.3K
    NOI $22,417 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $31.2k $15.00
    − Vacancy −$1.3k −$0.63
    EGI $29.9k $14.37
    − OpEx −$7.5k −$3.59
    NOI $22.4k $10.78
    2,080 SF · lease $15.00/SF/yr · vacancy 4.20% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $320.2K
    $280.2K – $373.6K (±1% cap)
    NOI $22,417 @ 7.0% cap · market cap 5.21%
    Second Best
    Retail
    $301.3K
    $263.6K – $351.5K (±1% cap)
    NOI $21,090 @ 7.0% cap · market cap 4.90%
    Theoretical Best
    Office A
    $362.4K
    $317.1K – $422.8K (±1% cap)
    NOI $25,366 @ 7.0% cap · market cap 5.90%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Grocery and convenience stores

    Map

    City
    Leesburg
    County
    Kosciusko
    State
    Indiana
    Longitude
    -85.815
    Latitude
    41.3293

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    FAQs

    What type of property is this?
    Grocery and convenience store - Retail outlet with road frontage in Leesburg, Indiana.
    Where is this grocery and convenience store located?
    The property is located at 4454 N State Road 13 Highway Leesburg, IN.
    What is the asking price?
    The asking price for this property is $430,000.
    What are key features of this property?
    This property features: High visibility commercial property with **200 feet of road frontage**.; Own a business with groceries, canned products, dry goods, pet/cleaning supplies, and personal items.; Zoning allows for numerous permitted and exception uses (details available in documents).
    (260) 414-7015
    We can help!
    Listing Contact
    Thomas Needham
    Real Estate License ID: RB14042587
    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.

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