Railside Business Park Retail
For Sale
$1,760,700
13861 Alexander St, Cedar Lake, IN 46303
2,500 sqft retail space in fast-growing Cedar Lake, Indiana.
Property Size10,000 SF
Price / SF$176.07
Days on Market184
Property Features for 13861 Alexander St
General Information
Standard status
Active
Size
10,000 SF
Building Details
Year Built
2025
Listing Agency:
McColly Real Estate
Listed By:
Shelly Faber · License #RB14044470
(219) 775-1799
Source:
Realtopiare
Added: Mar 27
Changed: Sep 6
Last Checked: Sep 24 at 2:43PM
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.
Located in the Railside Business Park, this 2,500 sqft unit is available for purchase. The park is situated in one of the fastest-growing communities in Northwest Indiana. The unit features a drive-thru. The location offers exposure to residential areas and traffic, with proximity to schools and Route 41. The B3 zoning allows for various services, including business and professional offices, retail, medical/dental facilities, restaurants, hotels, recreation centers, vocational/trade schools, senior centers/care facilities, breweries, and community centers.
Key Highlights
- Located in Railside Business Park, a rapidly growing community in Northwest Indiana.
- 2,500 sqft unit available for purchase in a multi‑unit building.
- Two end‑cap units feature drive‑thru access.
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
$96,365
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
5.47%
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%
$1,927,300
$1.9M
Cap Rate 7%
$1,376,643
$1.4M
Cap Rate 9%
$1,070,722
$1.1M
Market Conditions
NOI Build-Up for 10,000 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
$144.0K $14.40/SF
− Vacancy
−$6.3K −$0.63/SF
EGI
$137.7K $13.77/SF
− OpEx
−$41.3K −$4.13/SF
NOI
$96.4K $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%
$1,927,300
Cap Rate 7%
$1,376,643
Cap Rate 9%
$1,070,722
Alternative Uses
Best Use
Retail
$1.38M
$1.20M – $1.61M
NOI $96,365 @ 7.0% cap · market cap 5.47%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.79M
$2.44M – $3.26M
NOI $195,413 @ 7.0% cap · market cap 11.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
307
Businesses Nearby
7k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 89%
Electronics 11%
Aurelio's Pizza
Dining
6,016 visits/mo
0.5 miles
AT&T
Electronics
765 visits/mo
0.5 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Midwest region
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Frequently Asked Questions
What type of property is this?
Retail space - 2,500 sqft retail space in fast-growing Cedar Lake, Indiana.
Where is this retail space located?
The property is located at 13861 Alexander St Cedar Lake, IN.
What is the asking price?
The asking price for this property is $1,760,700.
What are key features of this property?
This property features: Located in Railside Business Park, a rapidly growing community in Northwest Indiana.; 2,500 sqft unit available for purchase in a multi‑unit building.; Two end‑cap units feature drive‑thru access.
