Building Details

Year Built 1997

Buildings 1

Building Size 3,400 SF

Construction brick

Listing Agency: Landmark Realty & Development, Inc s**@landmarkevv.com Show Phone

Listed By: Stacy Stevens · License #RB14028002

Source: Callcriswell

Added: Jul 21 Changed: Aug 27 Last Checked: Aug 28 at 1:08PM

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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 Landmark Realty & Development, Inc

Investment Insights

Based on property information with market context.

Built in 1997, this all-brick office property in Darmstadt occupies 1.8 acres and provides a substantial professional-office configuration. The building includes 10 private offices, a large waiting room, administrative areas, file rooms, a kitchen, and separate front and rear entrances.

A large parking lot supports the building, while the layout offers dedicated areas for office work, visitor reception, administration, records, and staff functions. The property was previously used as a medical building and is subject to a deed restriction prohibiting medical use that would compete with medical services provided by Deaconess Hospital.

Key Highlights

• All‑brick office building constructed in 1997
• 10 private offices with a large waiting room
• Administrative areas, file rooms, and kitchen included

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

$34,915

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

7.05%

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%

$698,300 $698.3K

Cap Rate 7%

$498,786 $498.8K

Cap Rate 9%

$387,944 $387.9K

Market Conditions

NOI Build-Up for 3,403 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

$61.3K $18.00/SF

− Vacancy

−$14.7K −$4.32/SF

EGI

$46.6K $13.68/SF

− OpEx

−$11.6K −$3.42/SF

NOI

$34.9K $10.26/SF

Area

Vanderburgh County, IN

Vacancy

24.00%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

25.00%

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%

$698,300

Cap Rate 7%

$498,786

Cap Rate 9%

$387,944

Alternative Uses

Best Use

Office B

$498.8K

$436.4K – $581.9K (±1% cap)

NOI $34,915 @ 7.0% cap · market cap 7.05%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$657.8K

$575.5K – $767.4K (±1% cap)

NOI $46,043 @ 7.0% cap · market cap 9.30%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Office buildings

Suggested Use

Top Pick Restaurant Garden Center Dental Office Cafe & Coffee Shop Veterinary Clinic Barber Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

44

Businesses Nearby

Explore this area Business Placement

Demographics for 47725, IN

19,220

Population

7,861

Households

2.4

Avg Household Size

40

Median Age

44%

College-Educated

98%

High-School Grad

55.1 sq mi

ZIP Area

349

Density / Sq Mi

$105,528

Median Household Income

$53,430

Median Earnings

$1,632

Median Rent

$270,700

Median Home Value

Market

Vacancy Rate% for Office in Midwest region

13.7% 2019

15.6% 2020

17.1% 2021

18.9% 2022

21% 2023

22% 2024

21.3% 2025

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Frequently Asked Questions

What type of property is this?

Office building - Configured with private offices, a substantial waiting area, administrative space, support rooms, and a kitchen.

Where is this office building located?

The property is located at 13330 Darmstadt Rd Darmstadt, IN.

What is the asking price?

The asking price for this property is $495,000.

What are key features of this property?

This property features: All‑brick office building constructed in 1997; 10 private offices with a large waiting room; Administrative areas, file rooms, and kitchen included