Single-Tenant Medical
For Sale
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1705 W 25th Ave, Gary, IN 46404
Fee simple, single-tenant medical facility leased to Innovative Renal Care with a 15-year term and 2% annual increases.
Property Size10,767 SF
Price / SF$404.38
Days on Market54
Property Features for 1705 W 25th Ave
General Information
Standard status
Active
Size
10,767 SF
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Building Details
Tenancy
Single
Listing Agency:
Forged Real Estate
Listed By:
Marco DiPrinzio · License #0025574
(610) 608-2621
Source:
Moodyscre
Added: Jul 23
Changed: Sep 3
Last Checked: Sep 13 at 11:21AM
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 Forged Real Estate
Investment Insights
Based on property information with market context.
Rarely available fee simple medical facility leased to Innovative Renal Care. The building was especially built for the tenant (formerly American Renal Associates (ARA)), and the tenant signed a 15-year lease in 2018 featuring 2% annual increases. Those 2% annual increases continue through two, five-year options. The lease is 50.1% corporately guaranteed by American Renal Associates LLC and 49.90% guaranteed by a network of five doctors within the practice. The roof is approximately 8 years old on the fee simple NNN structure, and the tenant reimburses the landlord for taxes, insurance, and operating expenses.
The property is positioned along W 25th Avenue with strong visibility to local traffic and immediate access to Exit 9 of the Frank Borman Expressway (I-80/I-94), a major east-west commuter corridor in Northwest Indiana carrying approximately 181,900 vehicles per day. It also sits within a dense healthcare corridor serving more than 122,000 residents and 49,000 households within a five-mile radius.
Local demand drivers include Methodist Hospitals Northlake Campus, a full-service acute care facility with approximately 441 staffed beds located less than two miles away, and Indiana University Northwest with roughly 3,200 students and over 300 faculty and staff. The surrounding population skews older, with residents aged 55 and older at 35.7% within one mile, 31.5% within three miles, and 30.0% within five miles.
The property is positioned along W 25th Avenue with strong visibility to local traffic and immediate access to Exit 9 of the Frank Borman Expressway (I-80/I-94), a major east-west commuter corridor in Northwest Indiana carrying approximately 181,900 vehicles per day. It also sits within a dense healthcare corridor serving more than 122,000 residents and 49,000 households within a five-mile radius.
Local demand drivers include Methodist Hospitals Northlake Campus, a full-service acute care facility with approximately 441 staffed beds located less than two miles away, and Indiana University Northwest with roughly 3,200 students and over 300 faculty and staff. The surrounding population skews older, with residents aged 55 and older at 35.7% within one mile, 31.5% within three miles, and 30.0% within five miles.
Key Highlights
- Built for Innovative Renal Care (formerly American Renal Associates), single‑tenant fee simple medical facility
- 15‑year lease signed in 2018 with 2% annual increases continuing through two, five‑year options
- Lease guarantees: 50.1% corporate (American Renal Associates LLC) plus 49.90% via five‑doctor network
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
$150,704
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
3.46%
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%
$3,014,080
$3.0M
Cap Rate 7%
$2,152,914
$2.2M
Cap Rate 9%
$1,674,489
$1.7M
Market Conditions
NOI Build-Up for 10,767 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
$279.1K $25.92/SF
− Vacancy
−$27.9K −$2.59/SF
EGI
$251.2K $23.33/SF
− OpEx
−$100.5K −$9.33/SF
NOI
$150.7K $14.00/SF
Area
Lake County, IN
Vacancy
10.00%
Lease Rate
$25.92 /SF/Yr
Expense Ratio
40.00%
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%
$3,014,080
Cap Rate 7%
$2,152,914
Cap Rate 9%
$1,674,489
Alternative Uses
Best Use
Healthcare Medical
$2.15M
$1.88M – $2.51M
NOI $150,704 @ 7.0% cap · market cap 3.46%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.01M
$2.63M – $3.51M
NOI $210,401 @ 7.0% cap · market cap 4.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
236
Businesses Nearby
Explore this area
Business Placement
Demographics for 46404, IN
15,658
Population
7,708
Households
2
Avg Household Size
39
Median Age
16%
College-Educated
89%
High-School Grad
6.0 sq mi
ZIP Area
2,610
Density / Sq Mi
$39,188
Median Household Income
$34,337
Median Earnings
$995
Median Rent
$88,300
Median Home Value
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Frequently Asked Questions
What type of property is this?
Medical center - Fee simple, single-tenant medical facility leased to Innovative Renal Care with a 15-year term and 2% annual increases.
Where is this medical center located?
The property is located at 1705 W 25th Ave Gary, IN.
What is the asking price?
The asking price for this property is $4,354,000.
What are key features of this property?
This property features: Built for Innovative Renal Care (formerly American Renal Associates), single‑tenant fee simple medical facility; 15‑year lease signed in 2018 with 2% annual increases continuing through two, five‑year options; Lease guarantees: 50.1% corporate (American Renal Associates LLC) plus 49.90% via five‑doctor network
