Industrial Facility with Clear-Span
For Sale
Contact for pricing
3502 W Sample St, South Bend, IN 46619
44,863 SF industrial facility on 5.87 acres with fenced rear access, drive-in and dock doors, and clear-span space.
Property Size7,500 SF
Lot Size5.87 Acres
Price / SF$186
Days on Market66
Property Features for 3502 W Sample St
General Information
Standard status
Active
Size
7,500 SF
Lot size
5.87 Acres
Property subtype
INDUSTRIAL
Lease Type
Modified Gross
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Business Included
No
Building Details
Tenancy
Multi
Properties For Sale
at 3502 W Sample St Contact us- Floor
- 1
- Size
- 21,548 SF
- Type
- INDUSTRIAL
- Lease Type
- MODIFIED_GROSS
- Availability
- AVAILABLE, Now
- Sublease
- No
3502 W Sample St
-44,863 square foot industrial facility located in Sample St submarket, with
proximity...
show more
Contact us
- Floor
- 1
- Size
- 2,495 SF
- Type
- INDUSTRIAL
- Lease Type
- MODIFIED_GROSS
- Availability
- AVAILABLE, Now
- Sublease
- No
3502 W Sample St
-44,863 square foot industrial facility located in Sample St submarket, with
proximity...
show more
Contact us
- Floor
- 1
- Size
- 2,500 SF
- Type
- INDUSTRIAL
- Lease Type
- MODIFIED_GROSS
- Availability
- AVAILABLE, Now
- Sublease
- No
3502 W Sample St
-44,863 square foot industrial facility located in Sample St submarket, with
proximity...
show more
Contact us
- Floor
- 1
- Size
- 7,500 SF
- Type
- INDUSTRIAL
- Lease Type
- MODIFIED_GROSS
- Availability
- AVAILABLE, Now
- Sublease
- No
3502 W Sample St
-44,863 square foot industrial facility located in Sample St submarket, with
proximity...
show more
Contact us
- Floor
- 1
- Size
- 9,177 SF
- Type
- INDUSTRIAL
- Lease Type
- MODIFIED_GROSS
- Availability
- AVAILABLE, Now
- Sublease
- No
3502 W Sample St
-44,863 square foot industrial facility located in Sample St submarket, with
proximity...
show more
Contact us
Show more
Listing Agency:
Bradley Company | South Bend
(574) 237-6000
Listed By:
Greg Pink
(574) 220-8636
Source:
Moodyscre
Added: Jul 9
Changed: Aug 25
Last Checked: Sep 12 at 5:16AM
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 Bradley Company | South Bend
Investment Insights
Based on property information with market context.
44,863 SF industrial facility on a 5.87-acre lot, with fenced rear access and 2.75 acres of additional unimproved space for outside storage. The building is divided into multiple sections, creating flexibility for separate lines of business or multi-tenant use.
A 9,177 SF clear-span section offers 18’ ceiling heights, alongside a larger area with 12’9" clear height that is bus-duct served. Multiple drive-in door locations are available, and dock access is provided from W Sample St.
The property also includes 2.75 acres of adjacent unimproved outdoor space, which may support equipment or materials storage. The site is described as being proximate to the US 20/31 Bypass and Downtown South Bend.
A 9,177 SF clear-span section offers 18’ ceiling heights, alongside a larger area with 12’9" clear height that is bus-duct served. Multiple drive-in door locations are available, and dock access is provided from W Sample St.
The property also includes 2.75 acres of adjacent unimproved outdoor space, which may support equipment or materials storage. The site is described as being proximate to the US 20/31 Bypass and Downtown South Bend.
Key Highlights
- 44,863 SF industrial facility on a 5.87‑acre lot with fenced rear access and additional outside‑storage space
- 9,177 SF clear span section with 18' ceiling heights, plus a larger 12'9" clear, buss‑duct served area
- Multiple drive‑in door locations with dock access from Sample St
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
$58,446
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
4.19%
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%
$1,168,920
$1.2M
Cap Rate 7%
$834,943
$834.9K
Cap Rate 9%
$649,400
$649.4K
Market Conditions
NOI Build-Up for 7,500 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
$72.0K $9.60/SF
− Vacancy
−$3.2K −$0.43/SF
EGI
$68.8K $9.17/SF
− OpEx
−$10.3K −$1.38/SF
NOI
$58.4K $7.79/SF
Area
South Bend, IN
Vacancy
4.50%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
15.00%
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%
$1,168,920
Cap Rate 7%
$834,943
Cap Rate 9%
$649,400
Alternative Uses
Best Use
Warehouse
$834.9K
$730.6K – $974.1K
NOI $58,446 @ 7.0% cap · market cap 4.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.90M
$1.66M – $2.21M
NOI $132,818 @ 7.0% cap · market cap 9.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
284
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 46619, IN
20,527
Population
8,823
Households
2.3
Avg Household Size
36
Median Age
14%
College-Educated
80%
High-School Grad
23.5 sq mi
ZIP Area
873
Density / Sq Mi
$46,679
Median Household Income
$31,948
Median Earnings
$944
Median Rent
$98,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Midwest region
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Similar Off Market Nearby
- Self-Storage at U-Haul — 3410 Western Ave, South Bend, IN 46619
Frequently Asked Questions
What type of property is this?
Warehouse - 44,863 SF industrial facility on 5.87 acres with fenced rear access, drive-in and dock doors, and clear-span space.
Where is this warehouse located?
The property is located at 3502 W Sample St South Bend, IN.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: 44,863 SF industrial facility on a 5.87‑acre lot with fenced rear access and additional outside‑storage space; 9,177 SF clear span section with 18' ceiling heights, plus a larger 12'9" clear, buss‑duct served area; Multiple drive‑in door locations with dock access from Sample St
