New Construction Office/Warehouse
For Sale
$1,251,000
13851 Alexandria Ln, Cedar Lake, IN 46303
9,520 sqft office/warehouse building ready for customization.
Property Size9,520 SF
Lot Size1.39 Acres
Price / SF$131.41
Days on Market448
Property Features for 13851 Alexandria Ln
General Information
Standard status
Active
Size
9,520 SF
Lot size
1.39 Acres
Taxes and HOA fees
Annual Taxes
$1,000
Listing Agency:
McColly Real Estate
(219) 775-1799
Listed By:
Shelly Faber · License #RB14044470
(219) 775-1799
Source:
Exprealty
Added: Jun 2, 2025
Changed: Aug 21
Last Checked: Aug 22 at 8:59AM
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 McColly Real Estate
Investment Insights
Based on property information with market context.
This new construction office/warehouse building is located in Railside Business Park on Lot 26. The 9,520 sqft building includes 2,400 sqft of office space and 7,500 sqft of warehouse space, situated on a 1.39-acre lot. The property is ready for customization and offers an open space design. It is suitable for various business opportunities, including warehousing, flooring distribution, automotive sales and service, parcel/package delivery facilities, laboratories for research and testing, light machinery production for appliances and business machines, orthopedic and medical appliance manufacture, woodworking and wood products, building material sales, contractor services, construction company offices and storage, food and beverage distribution, lumber yards, general warehousing, public utility office and service centers, all government offices and services, automotive supplies, sales, and warehousing, glass and glazing facilities, and recycling or refuse transload centers. Multiple lots can be combined into one building site or occupancy, and multi-tenant or multiple occupancy buildings are allowed up to a total of three. Lots range from 1.1 acres to 2.98 acres. The location provides great interstate connectivity and quick access to Rt 41, Rt 231, the Rt 2 interchange on I-65, and Rt 10/Rt 114, offering access across to Illinois. The 28 sites are expected to be ready with roadway and utilities in place by the spring of 2026. The property is suitable for all B-3 and M-1 uses in this growing area.
Key Highlights
- New construction M1 office/warehouse building with 9,520 sqft (2,400 sqft office, 7,500 sqft warehouse) on 1.39 acres - ready for immediate business use.
- Customizable open space allows for tailored workspace design.
- Versatile zoning (B‑3 and M‑1) supports warehousing, automotive, manufacturing, and distribution.
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
$91,739
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
7.33%
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%
$1,834,780
$1.8M
Cap Rate 7%
$1,310,557
$1.3M
Cap Rate 9%
$1,019,322
$1.0M
Market Conditions
NOI Build-Up for 9,520 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
$137.1K $14.40/SF
− Vacancy
−$6.0K −$0.63/SF
EGI
$131.1K $13.77/SF
− OpEx
−$39.3K −$4.13/SF
NOI
$91.7K $9.64/SF
Area
Lake County, IN
Vacancy
4.40%
Lease Rate
$14.40 /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%
$1,834,780
Cap Rate 7%
$1,310,557
Cap Rate 9%
$1,019,322
Alternative Uses
Best Use
Office B
$1.73M
$1.51M – $2.01M
NOI $120,757 @ 7.0% cap · market cap 9.65%
Second Best
Retail
$1.31M
$1.15M – $1.53M
NOI $91,739 @ 7.0% cap · market cap 7.33%
Theoretical Best
Specialty Retail
$2.66M
$2.33M – $3.10M
NOI $186,033 @ 7.0% cap · market cap 14.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
187
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 46303, IN
17,028
Population
6,922
Households
2.5
Avg Household Size
39
Median Age
24%
College-Educated
95%
High-School Grad
28.8 sq mi
ZIP Area
591
Density / Sq Mi
$78,659
Median Household Income
$43,217
Median Earnings
$1,197
Median Rent
$271,700
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - 9,520 sqft office/warehouse building ready for customization.
Where is this flex space located?
The property is located at 13851 Alexandria Ln Cedar Lake, IN.
What is the asking price?
The asking price for this property is $1,251,000.
What are key features of this property?
This property features: New construction M1 office/warehouse building with **9,520 sqft (2,400 sqft office, 7,500 sqft warehouse) on 1.39 acres** - ready for immediate business use.; Customizable open space allows for tailored workspace design.; Versatile zoning (B‑3 and M‑1) supports warehousing, automotive, manufacturing, and distribution.
