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    Valparaiso Warehouse and Office Space Title is generated by Realmo AI

    457 S Campbell Street, Valparaiso, IN 46385

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    For Sale
    $799,000

    COMMERCIAL - Valparaiso, IN

    Property size:
    8,054 SF
    Lot size:
    0.73 Acres
    Price / SF:
    $99/SF
    Added:
    Aug 14, 2025
    Days on Market:
    274
    Last Refresh:
    May 14 at 6:06 pm

    Property Features for 457 S Campbell Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Rooms
    Basement
    Parking
    20
    Security features
    Security Lighting
    Exterior features
    Storage
    Basement
    Unfinished
    Standard status
    Active
    APN
    640925101003000004
    Size
    8,054 SF
    Lot size
    0.73 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    Legal Description: COUNCILS ADD SW COR BLK 43
    Tax Annual Amount
    4864

    Utilities

    Utilities
    Natural Gas Available
    Sewer type
    Public Sewer
    Heating system
    Forced Air
    Water source
    Public

    Building Details

    Year built
    1926
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Dennis Seramur
    Dennis Seramur

    Listing agent Dennis Seramur License #RB14028997

    Listing office Seramur Properties, LLC 10 Washington St., Valparaiso, IN

    Listing date Aug 14, 2025

    MLS# 825991

    Copyright © 2026 Greater Northwest Indiana Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 8000 sq ft warehouse and office space.
    • Includes 3 warehouse spaces and 5 commercial offices.
    • Current rental income from existing tenants (3/4 rented).
    • Potential sale and leaseback option with current owner.
    • Future development potential due to city‑owned surrounding properties.
    • Utilities: Natural Gas Available, Public Water and Sewer.

    Overview

    This commercial property in Valparaiso, Indiana, features 8,054 square feet of warehouse and office space situated on a 0.73-acre lot. The property includes three warehouse spaces and five commercial offices. The units are currently 3/4 rented. The current owner may be willing to consider a sale and leaseback arrangement. Located in an area designated for future development, the city owns surrounding properties, indicating potential for future growth and investment.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Restaurant Real Estate Agency Building Supply Dental Office Spa & Massage Center Law Firm Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Alpha Storage Valparaiso, IN — 1150 West St, Valparaiso, IN 46385
    • Pappas Logistics — 150 W Lincolnway, Valparaiso, IN 46383

    Location Insight

    • Map
    • Local Demand
    City
    Valparaiso
    County
    Porter
    State
    Indiana
    Longitude
    -87.0647714
    Latitude
    41.4628047

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    FAQs

    What type of property is this?
    Warehouse - 8000+ sqft warehouse and office space for sale.
    Where is this warehouse located?
    The property is located at 457 S Campbell Street Valparaiso, IN.
    What is the asking price?
    The asking price for this property is $799,000.
    What are key features of this property?
    This property features: 8000 sq ft warehouse and office space.; Includes 3 warehouse spaces and 5 commercial offices.; Current rental income from existing tenants (3/4 rented).
    (219) 241-4039
    We can help!
    Listing Contact
    Dennis Seramur
    Dennis Seramur
    Real Estate License ID: RB14028997
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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