Fort Wayne Retail
For Sale
Contact for pricing
6320 Bluffton Road, Fort Wayne, IN 46809
9,100 SF retail building with strong tenant in Fort Wayne.
Property Size9,100 SF
Price / SF$113.19
Days on Market1376
Property Features for 6320 Bluffton Road
General Information
Standard status
Active
Size
9,100 SF
Total Parking Spaces
42
Property subtype
Retail
Zoning
C2 - Limited Commercial
Occupancy
100%
Lease Type
NN
Investment Type
Net Lease
Net Operating Income
$60,870
Building Details
Year Built
2008
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
The Zacher Company
(260) 422-8474
Listed By:
Evan Rubin · License #IN RB16000634
Source:
Crexi
Added: Nov 16, 2022
Changed: Aug 23
Last Checked: Aug 23 at 9:34AM
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 The Zacher Company
Investment Insights
Based on property information with market context.
This retail building in Fort Wayne, IN, presents an investment opportunity. Constructed in 2008, the free-standing building offers 9,100 SF of space. Located in the Southwest area, the property benefits from full access on Bluffton Rd., which sees 11,258 vehicles per day. The property features a strong credit tenant with a corporate guaranteed lease and minimal landlord responsibilities. The property is offered at a sale price of $1,030,000, with a 5.9% cap rate.
Key Highlights
- Strong credit tenant with corporate guaranteed lease.
- High‑visibility location on Bluffton Rd. with 11,258 VPD.
- Modern construction (built in 2008) with 9,100 SF of space.
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
$87,428
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
8.49%
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%
$1,748,560
$1.7M
Cap Rate 7%
$1,248,971
$1.2M
Cap Rate 9%
$971,422
$971.4K
Market Conditions
NOI Build-Up for 9,100 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
$136.5K $15.00/SF
− Vacancy
−$11.6K −$1.28/SF
EGI
$124.9K $13.73/SF
− OpEx
−$37.5K −$4.12/SF
NOI
$87.4K $9.61/SF
Area
Fort Wayne, IN
Vacancy
8.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,748,560
Cap Rate 7%
$1,248,971
Cap Rate 9%
$971,422
Alternative Uses
Best Use
Retail
$1.25M
$1.09M – $1.46M
NOI $87,428 @ 7.0% cap · market cap 8.49%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$7.60M
$6.65M – $8.87M
NOI $532,137 @ 7.0% cap · market cap 51.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
339
Businesses Nearby
Explore this area
Business Placement
Demographics for 46809, IN
8,946
Population
4,116
Households
2.2
Avg Household Size
40
Median Age
14%
College-Educated
90%
High-School Grad
24.7 sq mi
ZIP Area
362
Density / Sq Mi
$54,362
Median Household Income
$37,988
Median Earnings
$804
Median Rent
$122,800
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - 9,100 SF retail building with strong tenant in Fort Wayne.
Where is this retail space located?
The property is located at 6320 Bluffton Road Fort Wayne, IN.
What is the asking price?
The asking price for this property is $1,030,000.
What are key features of this property?
This property features: Strong credit tenant with corporate guaranteed lease.; High‑visibility location on Bluffton Rd. with 11,258 VPD.; Modern construction (built in 2008) with 9,100 SF of space.
