Industrial Flex Space with
New
For Sale
$820,000
1712 E Jefferson Avenue, La Porte, IN 46350
Commercial Sale, La Porte, IN
Property Size14,600 SF
Lot Size2.25 Acres
Price / SF$56.16
Days on Market3
Property Features for 1712 E Jefferson Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Industrial
Parking
12
Parking features
Off Street
Security features
Security Lighting
Exterior features
Lighting
Appliances
Water Heater
Directions
From E Hwy 2 turn S onto Boyd Blvd turn W at E Jefferson Ave to property on your left BEFORE the railroad crossing
Standard status
Active
APN
460731100028000054
Size
14,600 SF
Lot size
2.25 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
34-07-31-100-028 PCE S OF E JEFFERSON E'LY OF RR AND W OF BOYD BLVD IN N 1/2 S31 T37 R2 2.25 AC
Tax Annual Amount
5751
Legal Description
34-07-31-100-028 PCE S OF E JEFFERSON E'LY OF RR AND W OF BOYD BLVD IN N 1/2 S31 T37 R2 2.25 AC
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Natural Gas
Water source
Public
Building Details
Year built
2000
Listing Agency:
McColly Real Estate
(219) 325-4404
Listed By:
Lisa Daniel-King · License #14025661
(219) 608-1950
Added: Sep 12
Changed: Sep 14
Last Checked: Sep 14 at 9:06PM
MLS# 845255
Copyright © 2026 Greater Northwest Indiana Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2.25-acre industrial property combines a 4,000-square-foot flex building with two self-storage structures. The flex building includes a 400-square-foot heated and cooled office, an ADA-compliant restroom, and two overhead-door bays measuring 14X12 and 10X12. One bay is heated and includes a triple catch basin. Natural gas heat, a water heater, lighting, and off-street parking are also provided.
The storage component consists of buildings measuring 200X20 and 150X40, together containing 50 individual units sized at 10X20. M-2 Heavy Industrial zoning allows fencing and outdoor storage. Public water and public sewer serve the property, which is located near downtown La Porte and new development.
The storage component consists of buildings measuring 200X20 and 150X40, together containing 50 individual units sized at 10X20. M-2 Heavy Industrial zoning allows fencing and outdoor storage. Public water and public sewer serve the property, which is located near downtown La Porte and new development.
Key Highlights
- 2.25‑acre industrial property with flex and self‑storage improvements
- 4,000 Sq Ft flex building with 400 Sq Ft heated/cooled office
- Two overhead‑door bays: 14X12 and 10X12
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
$67,461
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
8.23%
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%
$1,349,220
$1.3M
Cap Rate 7%
$963,729
$963.7K
Cap Rate 9%
$749,567
$749.6K
Market Conditions
NOI Build-Up for 14,600 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
$87.6K $6.00/SF
− Vacancy
−$8.2K −$0.56/SF
EGI
$79.4K $5.44/SF
− OpEx
−$11.9K −$0.82/SF
NOI
$67.5K $4.62/SF
Area
LaPorte County, IN
Vacancy
9.40%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
15.00%
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%
$1,349,220
Cap Rate 7%
$963,729
Cap Rate 9%
$749,567
Alternative Uses
Best Use
Flex RnD
$2.70M
$2.36M – $3.15M
NOI $188,790 @ 7.0% cap · market cap 23.02%
Second Best
Self Storage
$1.68M
$1.47M – $1.96M
NOI $117,857 @ 7.0% cap · market cap 14.37%
Theoretical Best
Specialty Retail
$4.06M
$3.55M – $4.74M
NOI $284,120 @ 7.0% cap · market cap 34.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
90
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 46350, IN
44,522
Population
19,576
Households
2.3
Avg Household Size
42
Median Age
24%
College-Educated
92%
High-School Grad
193.5 sq mi
ZIP Area
230
Density / Sq Mi
$75,311
Median Household Income
$44,309
Median Earnings
$920
Median Rent
$199,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - M-2 zoning supports fencing and outdoor storage, with public water and sewer serving the property.
Where is this flex space located?
The property is located at 1712 E Jefferson Avenue La Porte, IN.
What is the asking price?
The asking price for this property is $820,000.
What are key features of this property?
This property features: 2.25‑acre industrial property with flex and self‑storage improvements; 4,000 Sq Ft flex building with 400 Sq Ft heated/cooled office; Two overhead‑door bays: 14X12 and 10X12
