Warehouse with Loading
For Sale
$1,466,300
2501 Beech St, Valparaiso, IN 46383
Pre-engineered industrial building with office space, mezzanine storage, and room for expansion or a fenced yard.
Property Size13,300 SF
Days on Market8
Property Features for 2501 Beech St
General Information
Standard status
Active
Size
13,300 SF
Class
C
Property subtype
Factory
Building Details
Building Size
13,300 SF
Year Built
1995
Listing Agency:
Commercial In-Sites
(219) 795-1100
Listed By:
David Lasser
(219) 795-1100
Source:
Thebrokerlist
Added: Aug 26
Changed: Aug 29
Last Checked: Sep 1 at 2:33PM
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 Commercial In-Sites
Investment Insights
Based on property information with market context.
This 13,300 SF warehouse and distribution facility features a pre-engineered steel frame, steel siding, four loading docks, and two drive-in doors measuring 12'x14' and 8'x10'. Built in 1995, the building includes 1,500 SF of office space with two private offices, two restrooms, mezzanine storage, and an 18' ceiling height. Electrical service is single phase, 240V, 200 AMP. The layout also allows for expansion to as much as 24,000 SF or development of a fenced yard. A 6 month lease is currently in place.
The property is positioned on Beech Street between Sturdy Road and Silhavy Road, approximately 1/4 miles north of S.R. 2 and 1 mile from the S.R. 49/2 Interchange. It offers access to S.R. 49, S.R. 2, and U.S. 30, with nearby retail centers including Valparaiso Market Place and Porter’s Vale Shopping Center.
The property is positioned on Beech Street between Sturdy Road and Silhavy Road, approximately 1/4 miles north of S.R. 2 and 1 mile from the S.R. 49/2 Interchange. It offers access to S.R. 49, S.R. 2, and U.S. 30, with nearby retail centers including Valparaiso Market Place and Porter’s Vale Shopping Center.
Key Highlights
- 13,300 SF warehouse and distribution building built in 1995
- Four loading docks plus two drive‑in doors measuring 12'x14' and 8'x10'
- 1,500 SF of office space with two private offices and two restrooms
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
$64,174
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
4.38%
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%
$1,283,480
$1.3M
Cap Rate 7%
$916,771
$916.8K
Cap Rate 9%
$713,044
$713.0K
Market Conditions
NOI Build-Up for 13,300 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
$79.8K $6.00/SF
− Vacancy
−$4.3K −$0.32/SF
EGI
$75.5K $5.68/SF
− OpEx
−$11.3K −$0.85/SF
NOI
$64.2K $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%
$1,283,480
Cap Rate 7%
$916,771
Cap Rate 9%
$713,044
Alternative Uses
Best Use
Warehouse
$916.8K
$802.2K – $1.07M
NOI $64,174 @ 7.0% cap · market cap 4.38%
Second Best
Industrial
$755.0K
$660.6K – $880.8K
NOI $52,849 @ 7.0% cap · market cap 3.60%
Theoretical Best
Healthcare Medical
$5.04M
$4.41M – $5.88M
NOI $352,856 @ 7.0% cap · market cap 24.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
798
Businesses Nearby
Under-served
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
- Extra Space Storage — 604 Silhavy Rd, Valparaiso, IN 46383
Frequently Asked Questions
What type of property is this?
Warehouse - Pre-engineered industrial building with office space, mezzanine storage, and room for expansion or a fenced yard.
Where is this warehouse located?
The property is located at 2501 Beech St Valparaiso, IN.
What is the asking price?
The asking price for this property is $1,466,300.
What are key features of this property?
This property features: 13,300 SF warehouse and distribution building built in 1995; Four loading docks plus two drive‑in doors measuring 12'x14' and 8'x10'; 1,500 SF of office space with two private offices and two restrooms
