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    66278 Us Highway 33 Goshen, IN 46526

    View on Map
    Sponsored
    For Sale
    $899,900

    Agricultural, Building Trade,Business Service - Goshen, IN

    Property size:
    7,000 SF
    Lot size:
    4.29 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 27 at 12:06 am

    Property Features for 66278 Us Highway 33

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Rooms
    Bathroom 1
    Bathrooms
    1
    APN
    20-11-36-176-009.000-014
    Parking features
    Off Street
    Interior features
    Metal, Wood, Single Phase
    Exterior features
    Single Phase
    Size
    7,000 SF
    Lot size
    4.29 Acres

    Utilities

    Heating system
    Natural Gas

    Building Details

    Year built
    2003
    Floors in Building
    1
    Flooring type
    Concrete
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Conway Hershberger

    McKinnies Realty, LLC

    Listing agent Conway Hershberger License #RB14035593

    Listing date Mar 26, 2026

    MLS# 202610101 Listing URL

    Copyright © 2026 Elkhart County Board 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.

    Learn more

    Property Insight Report

    Overview

    Commercial Land on US 33

    This 4.29-acre commercial property offers a prime location with approximately 450 feet of road frontage on US 33. The property is currently zoned A1 but is adjacent to Yellow Creek Gravel Pit and directly across from the newly constructed Michiana Bobcat facility. The main structure is approximately 7,000 square feet with a 24x36 office area and post frame construction. It includes three 14x14 overhead doors and one 12x14 overhead door. There are multiple buildings, including a house, on site. The seller may consider splitting the property into two parcels: a vacant 3-acre parcel (with house removal) and an approximately 1.29-acre parcel with the main building. Both newly created parcels would have a shared driveway. The location is in Goshen, Indiana. A US 33 widening and improvement project is planned to begin just north of this property, including improvements to the US 33/CR 40 intersection. This property presents opportunities for various business uses.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Building Supply Auto Parts Store Hotel & Motel Kitchen & Bath Showroom Storage Facility Electrical Service Plumbing Service Carpet & Flooring Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Goshen
    County
    Elkhart
    State
    Indiana
    Longitude
    -85.780151
    Latitude
    41.533192

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    FAQs

    What type of property is this?
    Commercial land - 4.29 acre commercial opportunity with road frontage on US 33.
    Where is this commercial land located?
    The property is located at 66278 Us Highway 33 Goshen, IN.
    What is the asking price?
    The asking price for this property is $899,900.
    What are key features of this property?
    This property features: - Prime location with **450 ft of road frontage on US 33**; - Approximately **7,000 sqft main building** with 24x36 office area; - Located adjacent to Yellow Creek Gravel Pit and across from Michiana Bobcat facility
    (574) 536-9161
    Request Owner's contact information
    66278 Us Highway 33 Goshen, IN 46526
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    Goshen, IN 46526
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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
    66278 Us Highway 33 Goshen, IN 46526
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    We can help!
    Listing Contact
    Conway Hershberger
    Real Estate License ID: RB14035593
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