Remodeled Office Building with
New
For Sale
$325,000
3790 E Lake City Highway, Warsaw, IN 46580
COMMERCIAL, Warsaw, IN
Property Size1,848 SF
Lot Size0.70 Acres
Price / SF$175.87
Days on Market5
Property Features for 3790 E Lake City Highway
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial
Directions
US30 to 3790 E US30 E, Warsaw Indiana
Subdivision
Kosciusko County
Standard status
Active
APN
43-11-14-300-711.000-031
Lot size
0.70 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
003-067-006.C TR W 1/2 N PT SW 14-32-6 .70A
Tax Annual Amount
3277
Legal Description
003-067-006.C TR W 1/2 N PT SW 14-32-6 .70A
Utilities
Cooling system
Central Air
Amenities
high-visibility signage
mini-split HVAC system
dedicated server room
standby backup generator
central reception area
kitchen/dining break room
storage room
restroom facilities
Building Details
Year built
1956
Flooring type
Carpet
Roof type
Shingle
Listing Agency:
Patton Hall Real Estate
(574) 267-7501
Listed By:
Jeff Owens · License #RB14026136
(574) 527-1387
Added: Sep 14
Changed: Sep 15
Last Checked: Sep 18 at 7:06AM
MLS# 202638109
Copyright © 2026 Kosciusko Board of Realtors MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,848-square-foot office building occupies 0.7 acres and was built in 1956. The remodeled interior combines a reception or open work area with multiple private offices, including an 11-by-27-foot executive suite. Additional spaces include a kitchen and dining break room with pantry storage, a separate storage room, and restroom facilities. Carpet flooring and central air serve the interior, while dedicated parking supports daily use.
The property is positioned on Highway 30 with highway access and signage. Fort Wayne is less than 50 minutes away, and South Bend is approximately 55 minutes away. Power improvements include an 18,000 BTU mini-split system, independent circuits serving a new dedicated server room, and a full-house standby generator installed on an exterior concrete pad. Flexible zoning supports commercial, professional, and service uses. The current tenant is scheduled to vacate October 1st, 2026.
The property is positioned on Highway 30 with highway access and signage. Fort Wayne is less than 50 minutes away, and South Bend is approximately 55 minutes away. Power improvements include an 18,000 BTU mini-split system, independent circuits serving a new dedicated server room, and a full-house standby generator installed on an exterior concrete pad. Flexible zoning supports commercial, professional, and service uses. The current tenant is scheduled to vacate October 1st, 2026.
Key Highlights
- 1,848‑square‑foot remodeled office building on 0.7 acres
- Multiple private offices, including an 11' x 27' executive suite
- 18,000 BTU mini‑split system and dedicated server room circuits
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
$17,254
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
5.31%
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%
$345,080
$345.1K
Cap Rate 7%
$246,486
$246.5K
Cap Rate 9%
$191,711
$191.7K
Market Conditions
NOI Build-Up for 1,848 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
$29.5K $15.96/SF
− Vacancy
−$6.5K −$3.51/SF
EGI
$23.0K $12.45/SF
− OpEx
−$5.8K −$3.11/SF
NOI
$17.3K $9.34/SF
Area
Kosciusko County, IN
Vacancy
22.00%
Lease Rate
$15.96 /SF/Yr
Expense Ratio
25.00%
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%
$345,080
Cap Rate 7%
$246,486
Cap Rate 9%
$191,711
Alternative Uses
Best Use
Office B
$246.5K
$215.7K – $287.6K
NOI $17,254 @ 7.0% cap · market cap 5.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$321.9K
$281.7K – $375.6K
NOI $22,536 @ 7.0% cap · market cap 6.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
206
Businesses Nearby
Explore this area
Business Placement
Demographics for 46580, IN
22,381
Population
8,873
Households
2.5
Avg Household Size
38
Median Age
25%
College-Educated
88%
High-School Grad
71.1 sq mi
ZIP Area
315
Density / Sq Mi
$70,978
Median Household Income
$40,231
Median Earnings
$963
Median Rent
$175,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Office building - Flexible office property with private rooms, dedicated parking, and upgraded power infrastructure for professional operations.
Where is this office building located?
The property is located at 3790 E Lake City Highway Warsaw, IN.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,848‑square‑foot remodeled office building on 0.7 acres; Multiple private offices, including an 11' x 27' executive suite; 18,000 BTU mini‑split system and dedicated server room circuits
