Mixed-Use Property with
For Sale
$395,000
212 /214 W Pike St, Goshen, IN 46526
Commercial space includes a two-bedroom apartment and supports retail, office, or service-oriented operations.
Property Size3,626 SF
Price / SF$108.94
Days on Market32
Property Features for 212 /214 W Pike St
General Information
Standard status
Active
Size
3,626 SF
Units
Unit Mix
1 x 2BR
Multifamily Units
1
Additional Details
Average Monthly Rent
$1,400
Traffic Count
21,500 vehicles/day
Building Details
Year Built
1970
Listing Agency:
RE/MAX Results
(574) 238-1436
Listed By:
Steve Miller · License #CO88900013
Source:
Kmsrealestategroup
Added: Jul 30
Changed: Aug 30
Last Checked: Aug 30 at 2:15AM
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 RE/MAX Results
Investment Insights
Based on property information with market context.
This mixed-use property contains 3,626 square feet of commercial space along with a two-bedroom apartment. Built in 1970, the building can accommodate retail, office, or service-related business activity, while the residential component is currently rented. The existing business is relocating, leaving the commercial space available for a new occupant or owner-user.
Located at 212/214 W Pike St in Goshen, the property sits in a high-traffic setting with approximately 21,500 vehicles passing daily according to INDOT. The combination of commercial and residential space provides a distinct configuration for an owner seeking both business premises and an on-site apartment.
Located at 212/214 W Pike St in Goshen, the property sits in a high-traffic setting with approximately 21,500 vehicles passing daily according to INDOT. The combination of commercial and residential space provides a distinct configuration for an owner seeking both business premises and an on-site apartment.
Key Highlights
- 3,626 SF mixed‑use property with a two‑bedroom apartment
- Approximately 21,500 vehicles pass daily according to INDOT
- Commercial space supports retail, office, or service‑related use
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
$34,143
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
8.64%
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%
$682,860
$682.9K
Cap Rate 7%
$487,757
$487.8K
Cap Rate 9%
$379,367
$379.4K
Market Conditions
NOI Build-Up for 3,626 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
$58.7K $16.20/SF
− Vacancy
−$4.1K −$1.13/SF
EGI
$54.6K $15.07/SF
− OpEx
−$20.5K −$5.65/SF
NOI
$34.1K $9.42/SF
Area
Elkhart County, IN
Vacancy
7.00%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
37.50%
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%
$682,860
Cap Rate 7%
$487,757
Cap Rate 9%
$379,367
Alternative Uses
Best Use
Retail
$664.9K
$581.8K – $775.7K
NOI $46,540 @ 7.0% cap · market cap 11.78%
Second Best
Mixed Use
$487.8K
$426.8K – $569.1K
NOI $34,143 @ 7.0% cap · market cap 8.64%
Theoretical Best
Specialty Retail
$671.3K
$587.4K – $783.2K
NOI $46,993 @ 7.0% cap · market cap 11.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
21,500 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
959
Businesses Nearby
91k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 44%
Shops & Services 43%
Home Improvements & Furnishings 6%
Dining 4%
Kroger
Groceries
40,236 visits/mo
0.5 miles
Kroger Fuel Center
Shops & Services
10,450 visits/mo
0.5 miles
Dollar General
Shops & Services
7,980 visits/mo
0.4 miles
BP
Shops & Services
6,257 visits/mo
0.1 miles
AutoZone
Shops & Services
4,983 visits/mo
0.2 miles
Demographics for 46526, IN
33,170
Population
12,570
Households
2.6
Avg Household Size
36
Median Age
24%
College-Educated
82%
High-School Grad
67.1 sq mi
ZIP Area
494
Density / Sq Mi
$65,864
Median Household Income
$36,446
Median Earnings
$1,061
Median Rent
$192,900
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial space includes a two-bedroom apartment and supports retail, office, or service-oriented operations.
Where is this mixed-use property located?
The property is located at 212 /214 W Pike St Goshen, IN.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: 3,626 SF mixed‑use property with a two‑bedroom apartment; Approximately 21,500 vehicles pass daily according to INDOT; Commercial space supports retail, office, or service‑related use
