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    2 W Dunes Highway, Beverly Shores, IN 46360

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    New
    For Sale
    $1,250,000

    SINGLE_FAMILY - Beverly Shores, IN

    Type:Retail
    Property size:
    3,677 SF
    Lot size:
    0.28 Acres
    Price / SF:
    $339/SF
    Added:
    May 19, 2026
    Days on Market:
    4
    Last Refresh:
    May 22 at 2:06 am

    Property Features for 2 W Dunes Highway

    General Information

    Property type
    Residential
    Property subtype
    Retail
    Parking
    20
    Standard status
    Active
    APN
    640410302012000011
    Size
    3,677 SF
    Lot size
    0.28 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    F BARTLETTS BEV SHORES UNIT F LOT 1 BLK 105
    Tax Annual Amount
    2100

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Natural Gas
    Water source
    Well

    Building Details

    Year built
    1952

    We can help!

    Listing Contact
    Jane Cooley
    Jane Cooley

    Listing agent Jane Cooley

    Listing office Weichert Realtors, Merrion Gro 1010 N. Karwick Rd, Michigan City, IN

    Listing date May 19, 2026

    MLS# 839173

    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.

    HighLights

    • Prime location in Beverly Shores, Indiana, near Dunes National Park and Lake Michigan.
    • Established commercial building with three potential rental units.
    • High‑traffic location on West Dunes Highway.
    • Existing liquor store tenant provides immediate income.
    • Includes a retail shop ('everything beach') with inventory and fixtures.
    • Potential for additional income from seasonal food vendors and parking.

    Overview

    This well-established commercial building is for sale in a prime location in Beverly Shores, Indiana. The property is situated in a community known for its natural beauty, hiking, and bicycling trails, located approximately one hour from Chicago and a short drive to Dunes National Park and Lake Michigan. The South Shore station provides service to downtown Chicago and the Southbend airport. Constructed to accommodate three rental entities, the 3677-square-foot building features three electrical services and two gas services. Currently, the building houses a liquor store in one unit and a retail shop featuring beach-themed merchandise in the combined space of the other two units. The property benefits from high traffic on West Dunes Highway and its location at the entrance to Beverly Shores. The seller owns the beach store, and the inventory and fixtures are included in the sale. The liquor store rents from the seller, who owns the cooler and fixtures, while the tenant owns the liquor and food inventory. This business has served the community for generations. The 0.279-acre property also offers potential income from seasonal food vendor trucks, with available cables and outlets, and from the gravel parking area on the west side of the property.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $798.4K
    NOI $71,853 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.03M
    NOI $71,853 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.44M
    NOI $71,853 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $99.3k $27.00
    − Vacancy −$3.5k −$0.95
    EGI $95.8k $26.06
    − OpEx −$24.0k −$6.51
    NOI $71.9k $19.54
    3,677 SF · lease $27.00/SF/yr · vacancy 3.50% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $1.03M
    $898.2K – $1.20M (±1% cap)
    NOI $71,853 @ 7.0% cap · market cap 5.75%
    Second Best
    Retail
    $739.7K
    $647.3K – $863.0K (±1% cap)
    NOI $51,782 @ 7.0% cap · market cap 4.14%
    Theoretical Best
    Healthcare Medical
    $1.39M
    $1.22M – $1.63M (±1% cap)
    NOI $97,553 @ 7.0% cap · market cap 7.80%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Jannsen's Dunes Mart Grocery & Convenience Store Ana McNamara Law ... Law Firm South Shore Ovenworks Restaurant Hobgoblin Specialty Food Shop

    Suggested Use

    Restaurant Real Estate Agency Law Firm Food Market Grocery & Convenience Store Discount Store Furniture & Home Goods Grocery & Convenience Store Wine and Liquor Store Catering Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Beverly Shores
    County
    Porter
    State
    Indiana
    Longitude
    -86.986182
    Latitude
    41.672578

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    • $149,000

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    • $775,000

      Beverly Shores Wooded Acreage

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    FAQs

    What type of property is this?
    Retail space - Established commercial building in Beverly Shores, Indiana, near Lake Michigan.
    Where is this retail space located?
    The property is located at 2 W Dunes Highway Beverly Shores, IN.
    What is the asking price?
    The asking price for this property is $1,250,000.
    What are key features of this property?
    This property features: Prime location in Beverly Shores, Indiana, near Dunes National Park and Lake Michigan.; Established commercial building with three potential rental units.; High‑traffic location on West Dunes Highway.
    (219) 873-4487
    We can help!
    Listing Contact
    Jane Cooley
    Jane Cooley
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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