Crown Point Mixed-Use
For Sale
$774,900
105 S Court St, Crown Point, IN 46307
Leased mixed-use property with residential and commercial spaces, fenced backyard.
Property Size4,770 SF
Price / SF$162.45
Days on Market116
Property Features for 105 S Court St
General Information
Standard status
Active
Size
4,770 SF
Taxes and HOA fees
Annual Taxes
$7,073
Listing Agency:
Seramur Properties, LLC
(219) 548-8800
Listed By:
Dennis Seramur · License #RB14028997
(219) 241-4039
Source:
Exprealty
Added: May 12
Changed: Sep 4
Last Checked: Sep 4 at 8:36AM
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 Seramur Properties, LLC
Investment Insights
Based on property information with market context.
This mixed-use property is located in a commercial area of Crown Point and includes a residential space on the second floor. The property is fully leased and features a private, fenced backyard and a large unfinished basement. A new rubber roof was installed in 2021. Additional updates in 2024 include new front doors, windows, tuckpointing, and a new awning and front facade. There is a possibility of obtaining a historic Crown Point liquor license through the city.
Key Highlights
- Fully leased commercial property with residential unit provides immediate income.
- Excellent commercial location in Crown Point.
- New roof (2021) and significant facade renovations (2024) indicate well‑maintained property.
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
$47,223
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
6.09%
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%
$944,460
$944.5K
Cap Rate 7%
$674,614
$674.6K
Cap Rate 9%
$524,700
$524.7K
Market Conditions
NOI Build-Up for 4,770 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
$85.9K $18.00/SF
− Vacancy
−$10.3K −$2.16/SF
EGI
$75.6K $15.84/SF
− OpEx
−$28.3K −$5.94/SF
NOI
$47.2K $9.90/SF
Area
Lake County, IN
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$944,460
Cap Rate 7%
$674,614
Cap Rate 9%
$524,700
Alternative Uses
Best Use
Mixed Use
$674.6K
$590.3K – $787.1K
NOI $47,223 @ 7.0% cap · market cap 6.09%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.33M
$1.17M – $1.55M
NOI $93,212 @ 7.0% cap · market cap 12.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,061
Businesses Nearby
Explore this area
Business Placement
Demographics for 46307, IN
69,248
Population
26,081
Households
2.7
Avg Household Size
41
Median Age
33%
College-Educated
94%
High-School Grad
87.2 sq mi
ZIP Area
794
Density / Sq Mi
$102,118
Median Household Income
$50,612
Median Earnings
$1,308
Median Rent
$293,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Leased mixed-use property with residential and commercial spaces, fenced backyard.
Where is this mixed-use property located?
The property is located at 105 S Court St Crown Point, IN.
What is the asking price?
The asking price for this property is $774,900.
What are key features of this property?
This property features: Fully leased commercial property with residential unit provides immediate income.; Excellent commercial location in Crown Point.; New roof (2021) and significant facade renovations (2024) indicate well‑maintained property.
