Free-Standing Industrial
For Sale
Contact for pricing
301 E Sample St, South Bend, IN 46601
Freestanding industrial building with 24’ clear height, two exterior dock doors, and one drive-in door.
Property Size65,256 SF
Lot Size4.37 Acres
Price / SF$84.28
Days on Market201
Property Features for 301 E Sample St
General Information
Standard status
Active
Size
65,256 SF
Class
C
Total Parking Spaces
90
Lot size
4.37 Acres
Property subtype
Industrial
Zoning
Manufacturing, warehousing, distribution, contractor service, outdoor storage
Investment Type
Value Add
Warehouse & Industrial
Clear Height
24 ft
Dock-High Doors
2
Drive-In Doors
1
Building Details
Year Built
1930
Year Renovated
1980
Buildings
1
Listing Agency:
DWG Capital Group
Listed By:
Judd Dunning · License #CA 01520854
(310) 261-8428
Source:
Crexi
Added: Feb 18
Changed: Sep 6
Last Checked: Sep 7 at 4:44AM
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 DWG Capital Group
Investment Insights
Based on property information with market context.
This free-standing industrial facility offers approximately 65,256 square feet of warehouse and light manufacturing space. The building includes 24' clear height, two exterior dock doors, and one drive-in door to support flexible loading and distribution operations.
The site is located at 301 E Sample St in South Bend, Indiana, on approximately 4.37 acres. It is positioned in an urban infill location within the South Bend industrial market.
With its clear-height and loading-door configuration, the property is suited to users seeking dedicated industrial space for warehouse and light manufacturing activities.
The site is located at 301 E Sample St in South Bend, Indiana, on approximately 4.37 acres. It is positioned in an urban infill location within the South Bend industrial market.
With its clear-height and loading-door configuration, the property is suited to users seeking dedicated industrial space for warehouse and light manufacturing activities.
Key Highlights
- Free‑standing industrial facility at 301 E Sample St, South Bend, IN 46601
- ±65,256 SF building for warehouse and light manufacturing uses
- 24' clear height for storage and distribution operations
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
$443,563
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
8.06%
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%
$8,871,260
$8.9M
Cap Rate 7%
$6,336,614
$6.3M
Cap Rate 9%
$4,928,478
$4.9M
Market Conditions
NOI Build-Up for 65,256 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
$665.6K $10.20/SF
− Vacancy
−$31.9K −$0.49/SF
EGI
$633.7K $9.71/SF
− OpEx
−$190.1K −$2.91/SF
NOI
$443.6K $6.80/SF
Area
South Bend, IN
Vacancy
4.80%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
30.00%
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%
$8,871,260
Cap Rate 7%
$6,336,614
Cap Rate 9%
$4,928,478
Alternative Uses
Best Use
Warehouse
$7.26M
$6.36M – $8.48M
NOI $508,527 @ 7.0% cap · market cap 9.25%
Second Best
Industrial
$6.34M
$5.54M – $7.39M
NOI $443,563 @ 7.0% cap · market cap 8.06%
Theoretical Best
Office A
$16.51M
$14.45M – $19.26M
NOI $1,155,626 @ 7.0% cap · market cap 21.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
24 ft
Clear height
2
Dock-high doors
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1,208
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 46601, IN
5,947
Population
2,862
Households
2.1
Avg Household Size
35
Median Age
22%
College-Educated
81%
High-School Grad
2.0 sq mi
ZIP Area
2,974
Density / Sq Mi
$27,080
Median Household Income
$26,835
Median Earnings
$784
Median Rent
$131,600
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Freestanding industrial building with 24’ clear height, two exterior dock doors, and one drive-in door.
Where is this warehouse located?
The property is located at 301 E Sample St South Bend, IN.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: Free‑standing industrial facility at 301 E Sample St, South Bend, IN 46601; ±65,256 SF building for warehouse and light manufacturing uses; 24' clear height for storage and distribution operations
