Office-Warehouse Flex
For Sale
$449,000
Pending
10844 Stahl Rd, Newburgh, IN 47630
Newer office and warehouse space in a business park with finished offices, high-ceiling warehouse, and multiple exterior access points.
Property Size2,400 SF
Lot Size0.50 Acres
Days on Market47
Property Features for 10844 Stahl Rd
General Information
Standard status
Pending
Size
2,400 SF
Lot size
0.50 Acres
Building Details
Year Built
2022
Listing Agency:
RE/MAX REVOLUTION
Listed By:
Donovan Wilkins · License #RB14028554
(812) 430-4851
Source:
Daubyrealestate
Added: Jul 21
Changed: Aug 13
Last Checked: Sep 5 at 10:35AM
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 RE/MAX REVOLUTION
Investment Insights
Based on property information with market context.
This commercial office-building/warehouse is a C-1 building built in 2022 and totals 2,400 square feet. The finished office portion totals 800 square feet and includes three offices, a training room with a sink, refrigerator, and coffee station, plus one full bathroom and one half bathroom. The remaining 1,600 square feet is an unfinished warehouse with high ceilings measuring 23 feet, two exterior doors, and a 10' x 12' garage door.
The building is constructed with aluminum and a brick front, with a covered porch and a metal roof. It is equipped with mini-splits for heat and air. There is ample parking on a concrete lot, and the property sits on a half-acre site within Stahl Road Business Park.
The combination of finished office improvements and an unfinished high-clearance warehouse makes the layout well-suited for operations that need both administrative space and flexible storage or workspace.
The building is constructed with aluminum and a brick front, with a covered porch and a metal roof. It is equipped with mini-splits for heat and air. There is ample parking on a concrete lot, and the property sits on a half-acre site within Stahl Road Business Park.
The combination of finished office improvements and an unfinished high-clearance warehouse makes the layout well-suited for operations that need both administrative space and flexible storage or workspace.
Key Highlights
- Commercial office/warehouse built in 2022 in Stahl Road Business Park (C‑1 building)
- Total 2,400 SF: 800 SF finished office space plus 1,600 SF unfinished warehouse with 23' high ceilings
- Office suite includes 3 offices, a training room with sink, refrigerator, and coffee station, plus 1 full bath and 1 half bath
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
$29,074
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
6.48%
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%
$581,480
$581.5K
Cap Rate 7%
$415,343
$415.3K
Cap Rate 9%
$323,044
$323.0K
Market Conditions
NOI Build-Up for 2,400 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
$48.1K $20.04/SF
− Vacancy
−$3.4K −$1.40/SF
EGI
$44.7K $18.64/SF
− OpEx
−$15.7K −$6.52/SF
NOI
$29.1K $12.11/SF
Area
Warrick County, IN
Vacancy
7.00%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
35.00%
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%
$581,480
Cap Rate 7%
$415,343
Cap Rate 9%
$323,044
Alternative Uses
Best Use
Flex RnD
$415.3K
$363.4K – $484.6K
NOI $29,074 @ 7.0% cap · market cap 6.48%
Second Best
Office B
$356.4K
$311.9K – $415.8K
NOI $24,948 @ 7.0% cap · market cap 5.56%
Theoretical Best
Specialty Retail
$474.9K
$415.5K – $554.0K
NOI $33,241 @ 7.0% cap · market cap 7.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,085
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 47630, IN
38,309
Population
15,620
Households
2.5
Avg Household Size
41
Median Age
44%
College-Educated
97%
High-School Grad
47.0 sq mi
ZIP Area
815
Density / Sq Mi
$101,462
Median Household Income
$53,105
Median Earnings
$1,108
Median Rent
$255,200
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Newer office and warehouse space in a business park with finished offices, high-ceiling warehouse, and multiple exterior access points.
Where is this flex space located?
The property is located at 10844 Stahl Rd Newburgh, IN.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Commercial office/warehouse built in 2022 in Stahl Road Business Park (C‑1 building); Total 2,400 SF: 800 SF finished office space plus 1,600 SF unfinished warehouse with 23' high ceilings; Office suite includes 3 offices, a training room with sink, refrigerator, and coffee station, plus 1 full bath and 1 half bath
