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    La Porte Industrial Land Opportunity Title is generated by Realmo AI

    260 Hupp Road, La Porte, IN 46350

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    Claim this Listing
    For Sale
    $432,500

    LAND - La Porte, IN

    Lot size:
    12.36 Acres
    Added:
    Feb 20, 2026
    Days on Market:
    84
    Last Refresh:
    May 15 at 5:06 am

    Property Features for 260 Hupp Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    461506176003000066
    Lot size
    12.36 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Legal Description: 74-15-06-176-003 PCE 831.40 X 520 FT CMG 3036.14 FT E OF NW COR ON HUPP RD S 6 T
    Tax Annual Amount
    933

    Utilities

    Utilities
    Water Available
    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Sherry Ritter-Banic
    Sherry Ritter-Banic

    Listing agent Sherry Ritter-Banic License #RB14033363

    Listing office Banic Real Estate & Appraisal 4551 S 75 W, Kingsbury, IN

    Listing date Feb 20, 2026

    MLS# 834322 Listing URL

    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.

    HighLights

    • Zoned M2‑Heavy Industrial offering unlimited potential for various uses.
    • Located in Kingsbury Industrial Park within a TIF district.
    • Easy access to major throughways, within an hour of Chicago, servicing the Midwest within a day.
    • Access to utilities: municipal water and sewer available.
    • Located near the new CN railroad spur.
    • Located in an established industrial park with CN, CSX, and JBC railroads servicing the park.

    Overview

    This 12.4-acre site, zoned M2 Industrial, offers flexible buildable opportunities within the established Kingsbury Industrial Park. Located within a TIF district, the property presents unlimited potential for various uses. It provides convenient access to major throughways, is located within an hour of Chicago, and can service the Midwest within a day's time. The property is located near the new CN railroad spur. Suitable for heavy industrial, warehouse, distribution center, or commercial development, it could also be developed into a subdivision. The site has access to utilities, with municipal water and sewer available. The Industrial Park encompasses over 20 square miles and hosts a variety of industrial businesses, serviced by CN, CSX, and JBC railroads. The property is located at the corner of Hupp Rd and Pin Oak Drive, Kingsbury.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Industrial land

    Suggested Use

    Building Supply Dental Office Big Box & Wholesale Store Nail Salon Storage Facility Garden Center Wine and Liquor Store Plumbing Service Florist

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    La Porte
    County
    LaPorte
    State
    Indiana
    Longitude
    -86.688512
    Latitude
    41.520779

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    FAQs

    What type of property is this?
    Industrial land - 12.4 acre M2-zoned industrial site in Kingsbury Industrial Park.
    Where is this industrial land located?
    The property is located at 260 Hupp Road La Porte, IN.
    What is the asking price?
    The asking price for this property is $432,500.
    What are key features of this property?
    This property features: Zoned M2‑Heavy Industrial offering unlimited potential for various uses.; Located in Kingsbury Industrial Park within a TIF district.; Easy access to major throughways, within an hour of Chicago, servicing the Midwest within a day.
    (219) 608-4387
    We can help!
    Listing Contact
    Sherry Ritter-Banic
    Sherry Ritter-Banic
    Real Estate License ID: RB14033363
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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