Railside Business Park Commercial
For Sale
Contact for pricing
13861 Alexander Street D, Cedar Lake, IN 46303
2,500 sq ft commercial space in growing community.
Property Size2,500 SF
Price / SF$199
Days on Market516
Property Features for 13861 Alexander Street D
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Mixed Use, Office, Retail, Special Purpose
Zoning
A
Building Details
Year Built
2025
Listing Agency:
McColly Real Estate Cedar Lake
(219) 775-1799
Listed By:
Shelly Faber · License #IN RB14044470
Source:
Crexi
Added: Mar 27, 2025
Changed: Aug 8
Last Checked: Aug 8 at 2:46PM
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 Cedar Lake
Investment Insights
Based on property information with market context.
Located in a rapidly growing community in Northwest Indiana, Railside Business Park offers an investment opportunity for entrepreneurs, investors, and established businesses. A 2,500 sq ft commercial space is available for purchase or lease within a modern four-unit building. This unit includes drive-up windows on two end-caps, providing visibility and attracting traffic due to its location near local schools and Route 41. In addition to the commercial unit, six B3-zoned lots are available, offering flexibility for community-focused uses such as business and professional offices, retail establishments, medical and dental facilities, restaurants and hotels, recreation centers, vocational and trade schools, senior centers or care facilities, and breweries or community centers. All units are also available for lease.
Key Highlights
- Strategic location near local schools and Route 41 attracting significant traffic and visibility.
- 2,500 sq ft commercial space available for purchase/lease** within a modern four‑unit building.
- Six B3‑zoned lots available, offering flexibility for various community‑focused uses.
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
$31,712
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
6.37%
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%
$634,240
$634.2K
Cap Rate 7%
$453,029
$453.0K
Cap Rate 9%
$352,356
$352.4K
Market Conditions
NOI Build-Up for 2,500 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
$54.0K $21.60/SF
− Vacancy
−$11.7K −$4.69/SF
EGI
$42.3K $16.91/SF
− OpEx
−$10.6K −$4.23/SF
NOI
$31.7K $12.68/SF
Area
Lake County, IN
Vacancy
21.70%
Lease Rate
$21.60 /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%
$634,240
Cap Rate 7%
$453,029
Cap Rate 9%
$352,356
Alternative Uses
Best Use
Office B
$453.0K
$396.4K – $528.5K
NOI $31,712 @ 7.0% cap · market cap 6.37%
Second Best
Mixed Use
$353.6K
$309.4K – $412.5K
NOI $24,750 @ 7.0% cap · market cap 4.97%
Theoretical Best
Specialty Retail
$697.9K
$610.7K – $814.2K
NOI $48,853 @ 7.0% cap · market cap 9.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
307
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 2,500 sq ft commercial space in growing community.
Where is this mixed-use property located?
The property is located at 13861 Alexander Street D Cedar Lake, IN.
What is the asking price?
The asking price for this property is $497,500.
What are key features of this property?
This property features: Strategic location near local schools and Route 41 attracting significant traffic and visibility.; 2,500 sq ft commercial space available for purchase/lease** within a modern four‑unit building.; Six B3‑zoned lots available, offering flexibility for various community‑focused uses.
