Office Unit with Overhead
For Sale
$295,000
2502 Beech Street, Valparaiso, IN 46383
Commercial Sale, Valparaiso, IN
Property Size1,600 SF
Lot Size0.19 Acres
Price / SF$184.38
Days on Market239
Property Features for 2502 Beech Street
General Information
Property type
Commercial Sale
Property subtype
Office
Parking
4
Parking features
Off Street, Garage
Security features
Security System
Interior features
Entrance Foyer, Laminate Counters, High Ceilings
Exterior features
Lighting, Rain Gutters
Appliances
Refrigerator
Subdivision
Beech Center Condos
Lot features
Landscaped, Near Public Transit, Paved
Directions
From LaPorte Ave, north on Silhavy Rd to Beech St. West on Beech St - located on South Side of street.
Standard status
Active
APN
641019278003000004
Size
1,600 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BEECH CENTER COMMERCIAL CONDOS UNIT 3 TIF
Tax Annual Amount
3212
Legal Description
BEECH CENTER COMMERCIAL CONDOS UNIT 3 TIF
Utilities
Sewer type
Public Sewer
Heating system
Central, Natural Gas
Water source
Public
Building Details
Year built
2005
Listing Agency:
REMAX County Wide 1st · RE/MAX International
(219) 809-6088
Listed By:
Alison Taylor · License #RB14039104
(219) 671-2898
Added: Jan 14
Changed: Aug 19
Last Checked: Sep 10 at 11:06PM
MLS# 832815
Copyright © 2026 Greater Northwest Indiana Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This professional office unit contains approximately 1,600 square feet arranged with an entrance foyer, 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 storage, or other office-related operational needs. Interior details include laminate counters and high ceilings, with central natural gas heating and public water and sewer service.
The property is located in the Beech Center business corridor of Valparaiso at 2502 Beech Street. The professionally managed association includes 10 office condominium units and handles exterior and common-area maintenance. Recent improvements to the complex include work on the parking lot, roof, exterior paint, and lighting. The unit will be delivered fully vacant at closing, and the property includes off-street parking and garage parking.
The property is located in the Beech Center business corridor of Valparaiso at 2502 Beech Street. The professionally managed association includes 10 office condominium units and handles exterior and common-area maintenance. Recent improvements to the complex include work on the parking lot, roof, exterior paint, and lighting. The unit will be delivered fully vacant at closing, and the property includes off-street parking and garage parking.
Key Highlights
- Approximately 1,600 square feet of office space
- 9' x 9' overhead door serving the finished storage area
- Reception, private office, conference/workroom, kitchenette, restroom, and foyer
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
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Current Use
Lease Details
10
Office units
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
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Office units - Vacant at closing, the suite offers reception, private office, conference space, kitchenette, restroom, and finished storage.
Where is this office units located?
The property is located at 2502 Beech Street 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 space; 9' x 9' overhead door serving the finished storage area; Reception, private office, conference/workroom, kitchenette, restroom, and foyer
