Post-Frame Flex
For Sale
$175,000
2056 N 4th Street, Terre Haute, IN 47804
Post-frame commercial building with two front overhead doors and pre-built framing for a bathroom and offices.
Property Size2,000 SF
Price / SF$87.50
Days on Market141
Property Features for 2056 N 4th Street
General Information
Standard status
Active
Size
2,000 SF
Property subtype
Mixed Use
Additional Details
Highway Access
Yes
Amenities
3
Building Details
Year Built
2020
Construction
post frame
Listing Agency:
F.C. Tucker Advantage, REALTOR
(765) 720-5111
Listed By:
Christopher Skillern · License #RB14041525
(765) 720-5111
Source:
Xome
Added: Apr 6
Changed: Aug 23
Last Checked: Aug 24 at 4:53AM
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 F.C. Tucker Advantage, REALTOR
Investment Insights
Based on property information with market context.
This post-frame commercial building is ready for tenant or buyer finish-out for a range of business uses. Two overhead doors are located on the front of the building, providing straightforward access for contractors’ shop work and maintenance-focused operations. Some framing has already been completed for a bathroom and offices, helping streamline the buildout process.
The property offers easy access to Hwy 41, with ample space in the front and side of the building for parking and/or additional storage.
With its front-door access and partially completed interior framing, the building is well-suited for a flexible combination of work space and small office or service support areas.
The property offers easy access to Hwy 41, with ample space in the front and side of the building for parking and/or additional storage.
With its front-door access and partially completed interior framing, the building is well-suited for a flexible combination of work space and small office or service support areas.
Key Highlights
- Post‑frame commercial building ready to be finished out for a business
- Two overhead doors at the front of the building for easy contractor‑style access
- Some framing completed for a bathroom and office areas
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
$13,900
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
7.94%
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%
$278,000
$278.0K
Cap Rate 7%
$198,571
$198.6K
Cap Rate 9%
$154,444
$154.4K
Market Conditions
NOI Build-Up for 2,000 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
$24.0K $12.00/SF
− Vacancy
−$2.6K −$1.31/SF
EGI
$21.4K $10.69/SF
− OpEx
−$7.5K −$3.74/SF
NOI
$13.9K $6.95/SF
Area
Vigo County, IN
Vacancy
10.90%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
35.00%
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%
$278,000
Cap Rate 7%
$198,571
Cap Rate 9%
$154,444
Alternative Uses
Best Use
Industrial
$1.19M
$1.04M – $1.39M
NOI $83,227 @ 7.0% cap · market cap 47.56%
Second Best
Flex RnD
$198.6K
$173.8K – $231.7K
NOI $13,900 @ 7.0% cap · market cap 7.94%
Theoretical Best
Warehouse
$1.44M
$1.26M – $1.68M
NOI $101,061 @ 7.0% cap · market cap 57.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
649
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 47804, IN
10,093
Population
5,118
Households
2
Avg Household Size
40
Median Age
17%
College-Educated
87%
High-School Grad
6.6 sq mi
ZIP Area
1,529
Density / Sq Mi
$38,036
Median Household Income
$31,842
Median Earnings
$904
Median Rent
$87,700
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Post-frame commercial building with two front overhead doors and pre-built framing for a bathroom and offices.
Where is this flex space located?
The property is located at 2056 N 4th Street Terre Haute, IN.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: Post‑frame commercial building ready to be finished out for a business; Two overhead doors at the front of the building for easy contractor‑style access; Some framing completed for a bathroom and office areas
