Adaptive Retail-Office
For Sale
$135,000
314 N Baldwin Ave, Marion, IN 46952
Flexible commercial suite on a high-visibility Marion corridor with strong traffic flow and space that needs interior work.
Property Size950 SF
Price / SF$142.11
Days on Market58
Property Features for 314 N Baldwin Ave
General Information
Standard status
Active
Size
950 SF
Taxes and HOA fees
Annual Taxes
$2,115
Listing Agency:
F.C. Tucker Realty Center
Listed By:
Kim Alexander
(765) 667-2721
Source:
Exprealty
Added: Jul 9
Changed: Aug 21
Last Checked: Sep 2 at 2:34AM
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 F.C. Tucker Realty Center
Investment Insights
Based on property information with market context.
314 N Baldwin Avenue offers approximately 950+ square feet of highly adaptable storefront and office-style space suited for a tenant or owner who wants to shape the interior to fit their concept. The property is described as a blank canvas and does need some work, creating an opportunity to customize the layout while upgrading the space to match specific requirements.
Located on a high-visibility Marion corridor with excellent traffic flow, the building is positioned for consistent drive-by exposure. The property is being offered for sale or lease, with a versatile configuration that can accommodate a range of retail, boutique office, or specialized services uses, subject to final scope and approvals.
Located on a high-visibility Marion corridor with excellent traffic flow, the building is positioned for consistent drive-by exposure. The property is being offered for sale or lease, with a versatile configuration that can accommodate a range of retail, boutique office, or specialized services uses, subject to final scope and approvals.
Key Highlights
- Approximately 950+ SF flexible commercial space with a versatile layout
- Suitable for multiple uses such as retail, a boutique office, or specialized services
- High‑visibility Marion corridor location with strong traffic flow
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
$8,926
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
6.61%
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%
$178,520
$178.5K
Cap Rate 7%
$127,514
$127.5K
Cap Rate 9%
$99,178
$99.2K
Market Conditions
NOI Build-Up for 950 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
$13.3K $14.04/SF
− Vacancy
−$587 −$0.62/SF
EGI
$12.8K $13.42/SF
− OpEx
−$3.8K −$4.03/SF
NOI
$8.9K $9.40/SF
Area
Grant County, IN
Vacancy
4.40%
Lease Rate
$14.04 /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%
$178,520
Cap Rate 7%
$127,514
Cap Rate 9%
$99,178
Alternative Uses
Best Use
Retail
$127.5K
$111.6K – $148.8K
NOI $8,926 @ 7.0% cap · market cap 6.61%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$184.5K
$161.4K – $215.3K
NOI $12,915 @ 7.0% cap · market cap 9.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
520
Businesses Nearby
59k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 79%
Shops & Services 18%
Hotels & Casinos 3%
Taco Bell
Dining
11,597 visits/mo
0.4 miles
Dunkin' Donuts
Dining
9,523 visits/mo
0.4 miles
Arby's
Dining
8,717 visits/mo
0.4 miles
Rally's
Dining
7,514 visits/mo
0.2 miles
Circle K
Shops & Services
7,319 visits/mo
0.2 miles
Demographics for 46952, IN
18,996
Population
8,832
Households
2.2
Avg Household Size
46
Median Age
25%
College-Educated
89%
High-School Grad
105.5 sq mi
ZIP Area
180
Density / Sq Mi
$53,481
Median Household Income
$39,246
Median Earnings
$785
Median Rent
$129,000
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?
Storefront property - Flexible commercial suite on a high-visibility Marion corridor with strong traffic flow and space that needs interior work.
Where is this storefront property located?
The property is located at 314 N Baldwin Ave Marion, IN.
What is the asking price?
The asking price for this property is $135,000.
What are key features of this property?
This property features: Approximately 950+ SF flexible commercial space with a versatile layout; Suitable for multiple uses such as retail, a boutique office, or specialized services; High‑visibility Marion corridor location with strong traffic flow
