Office Condominium with Overhead
For Sale
$295,000
2502 Beech St, Valparaiso, IN 46383
Professional suite with reception, private office, kitchenette, restroom, and finished storage.
Property Size1,600 SF
Price / SF$184.38
Days on Market132
Property Features for 2502 Beech St
General Information
Standard status
Active
Size
1,600 SF
Additional Details
Office Units
10
Building Details
Year Built
2005
Tenancy
Multi
Listing Agency:
REMAX County Wide 1st
(219) 671-2898
Listed By:
Alison Taylor · License #RB14039104
Source:
Realtopiare
Added: Apr 24
Changed: Aug 30
Last Checked: Sep 1 at 9:39PM
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 REMAX County Wide 1st
Investment Insights
Based on property information with market context.
This office condominium contains approximately 1,600 square feet arranged for professional business operations. The interior includes a reception area, private office, conference or workroom space, kitchenette, restroom, and finished storage. A 9' x 9' overhead door adds a practical feature for deliveries, equipment, or storage needs.
Built in 2005, the property is part of a professionally managed 10-unit office condominium association with exterior and common-area maintenance. The complex has received updates to its parking lot, roof, exterior paint, and lighting. Four parking spaces are included, and the suite will be delivered fully vacant at closing for immediate occupancy. The Beech Center business corridor provides access to major Valparaiso corridors.
Built in 2005, the property is part of a professionally managed 10-unit office condominium association with exterior and common-area maintenance. The complex has received updates to its parking lot, roof, exterior paint, and lighting. Four parking spaces are included, and the suite will be delivered fully vacant at closing for immediate occupancy. The Beech Center business corridor provides access to major Valparaiso corridors.
Key Highlights
- Approximately 1,600 square feet of office condominium space
- 9' x 9' overhead door serving finished storage area
- Reception area, private office, conference or workroom, kitchenette, and restroom
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
$19,221
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
6.52%
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%
$384,420
$384.4K
Cap Rate 7%
$274,586
$274.6K
Cap Rate 9%
$213,567
$213.6K
Market Conditions
NOI Build-Up for 1,600 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
$27.3K $17.04/SF
− Vacancy
−$1.6K −$1.02/SF
EGI
$25.6K $16.02/SF
− OpEx
−$6.4K −$4.00/SF
NOI
$19.2K $12.01/SF
Area
Porter County, IN
Vacancy
6.00%
Lease Rate
$17.04 /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%
$384,420
Cap Rate 7%
$274,586
Cap Rate 9%
$213,567
Alternative Uses
Best Use
Office B
$274.6K
$240.3K – $320.4K
NOI $19,221 @ 7.0% cap · market cap 6.52%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$606.4K
$530.6K – $707.5K
NOI $42,449 @ 7.0% cap · market cap 14.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
10
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
837
Businesses Nearby
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 Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Professional suite with reception, private office, kitchenette, restroom, and finished storage.
Where is this office units located?
The property is located at 2502 Beech St Valparaiso, IN.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: Approximately 1,600 square feet of office condominium space; 9' x 9' overhead door serving finished storage area; Reception area, private office, conference or workroom, kitchenette, and restroom
