Professional Office
For Sale
$650,000
201 Koomler Drive, La Porte, IN 46350
Adaptable office property with on-site parking and a professional commercial setting.
Property Size3,500 SF
Price / SF$185.71
Days on Market34
Property Features for 201 Koomler Drive
General Information
Standard status
Active
Size
3,500 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$5,874
Amenities
Parking. Corner Lot.
16 Parking Spaces. Off Street, Paved Driveway, Driveway, Concrete Driveway, Asphalt.
City
Exterior Lighting, Rain Gutters, Security Lighting. Corner.
Building Details
Year Built
1991
Listing Agency:
Coldwell Banker 1st Choice
(219) 393-9163
Listed By:
Jay Tenuta
(219) 393-9163
Source:
Xome
Added: Jul 28
Changed: Aug 29
Last Checked: Aug 8 at 2:45AM
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 Coldwell Banker 1st Choice
Investment Insights
Based on property information with market context.
Built in 1991, this approximately 3,500-square-foot office building offers a flexible layout for professional operations. The property was previously used by a financial institution and includes quality construction, a professional exterior presentation, and on-site parking.
The building is located at 201 S Koomler Drive in La Porte, Indiana, within an established commercial and industrial corridor. Surrounding businesses, convenient accessibility, and visibility to a daytime workforce support a range of office-based operations, including medical, legal, accounting, insurance, engineering, educational, and corporate users.
The building is located at 201 S Koomler Drive in La Porte, Indiana, within an established commercial and industrial corridor. Surrounding businesses, convenient accessibility, and visibility to a daytime workforce support a range of office-based operations, including medical, legal, accounting, insurance, engineering, educational, and corporate users.
Key Highlights
- Approximately 3,500 square feet of office space
- Built in 1991
- Previously occupied by a financial institution
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
$35,753
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
5.50%
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%
$715,060
$715.1K
Cap Rate 7%
$510,757
$510.8K
Cap Rate 9%
$397,256
$397.3K
Market Conditions
NOI Build-Up for 3,500 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
$52.5K $15.00/SF
− Vacancy
−$4.8K −$1.38/SF
EGI
$47.7K $13.62/SF
− OpEx
−$11.9K −$3.41/SF
NOI
$35.8K $10.22/SF
Area
LaPorte County, IN
Vacancy
9.20%
Lease Rate
$15.00 /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%
$715,060
Cap Rate 7%
$510,757
Cap Rate 9%
$397,256
Alternative Uses
Best Use
Office B
$510.8K
$446.9K – $595.9K
NOI $35,753 @ 7.0% cap · market cap 5.50%
Second Best
Mixed Use
$338.6K
$296.3K – $395.1K
NOI $23,704 @ 7.0% cap · market cap 3.65%
Theoretical Best
Specialty Retail
$973.0K
$851.4K – $1.14M
NOI $68,111 @ 7.0% cap · market cap 10.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
118
Businesses Nearby
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
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Adaptable office property with on-site parking and a professional commercial setting.
Where is this office building located?
The property is located at 201 Koomler Drive La Porte, IN.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Approximately 3,500 square feet of office space; Built in 1991; Previously occupied by a financial institution
