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    Downtown South Bend Office Space Title is generated by Realmo AI

    100 W South St., South Bend, IN 46601

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    For Lease
    $15 SF/Yr $15,750/Mo (calc)

    Office space for lease in downtown South Bend near amenities.

    Property size:
    12,000 SF
    Added:
    Jan 27, 2026
    Days on Market:
    112
    Last Refresh:
    Jan 6 at 9:17 pm

    Property Features for 100 W South St.

    General Information

    Standard status
    Active
    Size
    12,000 SF

    Spaces For Lease

    at 100 W South St. Contact us

    We can help!

    Listing Contact
    Alexandra Stead
    Alexandra Stead

    Listing agent Alexandra Stead License #0680506

    Listing office Regal, REALTORS

    Listing date Jan 27, 2026

    Source Bradleyco

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Regal, REALTORS

    HighLights

    • Located in downtown South Bend, a rapidly developing innovation hub.
    • Suites available up to 12,000 SF, with flexible subdivision options to suit tenant needs.
    • Across the street from the renovated Four Winds Field and the Ivy at Berlin Place.
    • Free surface parking available.
    • Ideal for public services office or similar users.
    • High traffic location: Over 2.2 million annual users of the South Street Station (Greyhound/commercial bus services).

    Overview

    Located in downtown South Bend, this office space is situated across the street from the renovated Four Winds Field and the Ivy at Berlin Place. The property is suitable for a public services office or similar users. Up to 12,000 square feet is available, with current suites of 4,215 and 7,480 square feet. The space can be subdivided to suit tenant needs. Over 2.2 million people use the South Street Station annually, which features Greyhound and other commercial bus services. The property offers free surface parking, public and private restrooms, and broadband connectivity. South Bend has seen significant changes over the past ten years, including downtown infrastructure improvements and new developments that are attracting businesses seeking to expand or relocate. South Bend is becoming known as a modern innovation hub.
    Location Intelligence

    Current Use by Public Records

    Greyhound: Bus Station Logistics Company South Bend Public ... Department Of Transportation A-Alpha Business Management Consultant

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    South Bend
    County
    St. Joseph
    State
    Indiana
    Longitude
    -86.2511
    Latitude
    41.6696

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    FAQs

    What type of property is this?
    Office units - Office space for lease in downtown South Bend near amenities.
    Where is this office units located?
    The property is located at 100 W South St. South Bend, IN.
    What is the lease rate?
    The lease rate is $15 SF/Yr.
    What are key features of this property?
    This property features: Located in downtown South Bend, a rapidly developing innovation hub.; Suites available up to 12,000 SF, with flexible subdivision options to suit tenant needs.; Across the street from the renovated Four Winds Field and the Ivy at Berlin Place.
    (574) 220-8636
    We can help!
    Listing Contact
    Alexandra Stead
    Alexandra Stead
    Real Estate License ID: 0680506
    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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