Retail Space with 62-Parking
For Sale
$1,250,000
3010 W Coliseum Blvd, Fort Wayne, IN 46808
Retail space with parking for 62 vehicles and roadside pylon signage along W Coliseum Blvd and Goshen Rd.
Property Size6,138 SF
Days on Market76
Property Features for 3010 W Coliseum Blvd
General Information
Standard status
Active
Size
6,138 SF
Class
B
Total Parking Spaces
62
Property subtype
Retail - Freestanding
Site & Location
Traffic Count
44,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
6,138 SF
Year Built
1990
Listing Agency:
Xplor Commercial Real Estate
Listed By:
Kienan O'Rourke · License #RB14051217
(260) 487-3697
Source:
Commercialcafe
Added: Jun 23
Changed: Sep 4
Last Checked: Sep 5 at 4:37AM
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 Xplor Commercial Real Estate
Investment Insights
Based on property information with market context.
This retail space is positioned for high-visibility exposure at the intersection of Goshen Rd and W Coliseum Blvd, with access to the nearby I-69 on/off ramps. The interior can be flexibly built out to accommodate a variety of uses, and the property includes ample on-site parking for 62 vehicles, including dedicated handicap spaces.
The frontage intersection of Goshen Rd and Coliseum Blvd sees over 44,000 vehicles passing through, with exposure to over 16 million vehicles annually. In addition, two large roadside pylon signs along W Coliseum Blvd and Goshen Rd provide visibility to motorists traveling through the area.
The frontage intersection of Goshen Rd and Coliseum Blvd sees over 44,000 vehicles passing through, with exposure to over 16 million vehicles annually. In addition, two large roadside pylon signs along W Coliseum Blvd and Goshen Rd provide visibility to motorists traveling through the area.
Key Highlights
- Retail space built in 1990 with flexible interior build‑out for a variety of uses
- Located at the intersection of Goshen Rd and W Coliseum Blvd with exposure to over 16 million vehicles annually
- Over 44,000 vehicles pass through the Goshen Rd & Coliseum Blvd frontage intersection
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
$58,971
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
4.72%
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%
$1,179,420
$1.2M
Cap Rate 7%
$842,443
$842.4K
Cap Rate 9%
$655,233
$655.2K
Market Conditions
NOI Build-Up for 6,138 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
$92.1K $15.00/SF
− Vacancy
−$7.8K −$1.28/SF
EGI
$84.2K $13.73/SF
− OpEx
−$25.3K −$4.12/SF
NOI
$59.0K $9.61/SF
Area
Fort Wayne, IN
Vacancy
8.50%
Lease Rate
$15.00 /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%
$1,179,420
Cap Rate 7%
$842,443
Cap Rate 9%
$655,233
Alternative Uses
Best Use
Retail
$842.4K
$737.1K – $982.9K
NOI $58,971 @ 7.0% cap · market cap 4.72%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$5.13M
$4.49M – $5.98M
NOI $358,929 @ 7.0% cap · market cap 28.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
44,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
289
Businesses Nearby
Explore this area
Business Placement
Demographics for 46808, IN
19,894
Population
9,298
Households
2.1
Avg Household Size
35
Median Age
19%
College-Educated
88%
High-School Grad
10.6 sq mi
ZIP Area
1,877
Density / Sq Mi
$53,632
Median Household Income
$35,123
Median Earnings
$939
Median Rent
$127,800
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail space with parking for 62 vehicles and roadside pylon signage along W Coliseum Blvd and Goshen Rd.
Where is this retail space located?
The property is located at 3010 W Coliseum Blvd Fort Wayne, IN.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Retail space built in 1990 with flexible interior build‑out for a variety of uses; Located at the intersection of Goshen Rd and W Coliseum Blvd with exposure to over 16 million vehicles annually; Over 44,000 vehicles pass through the Goshen Rd & Coliseum Blvd frontage intersection
