Valparaiso Warehouse in Industrial
For Sale
Contact for pricing
207 Nickle Plate Avenue, Valparaiso, IN 46383
3200 sqft warehouse with 14ft door and ample parking.
Property Size3,200 SF
Price / SF$132.78
Days on Market171
Property Features for 207 Nickle Plate Avenue
General Information
Standard status
Active
Size
3,200 SF
Property subtype
Industrial
Building Details
Year Built
1972
Listing Agency:
Seramur Properties
Listed By:
Dj Seramur · License #IN RB14028997
Source:
Crexi
Added: Mar 5
Changed: Aug 19
Last Checked: Aug 22 at 6:07PM
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 Seramur Properties
Investment Insights
Based on property information with market context.
This 3200 sqft warehouse is located in an industrial park near Valparaiso, Indiana. The light industrial warehouse includes a private restroom, laundry hook-ups, and a kitchen area. The layout incorporates several rooms within the building. Access is provided by a 14ft overhead door. The property offers ample parking.
Key Highlights
- 3200 sqft warehouse space
- Industrial park location close to town
- Features a 14ft overhead door
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
$15,440
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
3.63%
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%
$308,800
$308.8K
Cap Rate 7%
$220,571
$220.6K
Cap Rate 9%
$171,556
$171.6K
Market Conditions
NOI Build-Up for 3,200 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
$19.2K $6.00/SF
− Vacancy
−$1.0K −$0.32/SF
EGI
$18.2K $5.68/SF
− OpEx
−$2.7K −$0.85/SF
NOI
$15.4K $4.83/SF
Area
Porter County, IN
Vacancy
5.39%
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%
$308,800
Cap Rate 7%
$220,571
Cap Rate 9%
$171,556
Alternative Uses
Best Use
Warehouse
$220.6K
$193.0K – $257.3K
NOI $15,440 @ 7.0% cap · market cap 3.63%
Second Best
Industrial
$181.7K
$159.0K – $211.9K
NOI $12,716 @ 7.0% cap · market cap 2.99%
Theoretical Best
Healthcare Medical
$1.21M
$1.06M – $1.41M
NOI $84,898 @ 7.0% cap · market cap 19.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,121
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 46383, IN
41,981
Population
18,343
Households
2.3
Avg Household Size
39
Median Age
38%
College-Educated
95%
High-School Grad
87.5 sq mi
ZIP Area
480
Density / Sq Mi
$75,575
Median Household Income
$43,065
Median Earnings
$1,144
Median Rent
$258,400
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Similar Off Market Nearby
- Pappas Logistics — 150 W Lincolnway, Valparaiso, IN 46383
Frequently Asked Questions
What type of property is this?
Warehouse - 3200 sqft warehouse with 14ft door and ample parking.
Where is this warehouse located?
The property is located at 207 Nickle Plate Avenue Valparaiso, IN.
What is the asking price?
The asking price for this property is $424,900.
What are key features of this property?
This property features: 3200 sqft warehouse space; Industrial park location close to town; Features a 14ft overhead door
