Warehouse and Office Building with
For Sale
$799,000
Pending
457 S Campbell Street, Valparaiso, IN 46385
COMMERCIAL - Valparaiso, IN
Property Size8,000 SF
Lot Size0.73 Acres
Days on Market375
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
Subdivision
Councils Add
Directions
South Campbell
Standard status
Pending
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
Legal Description
Legal Description: COUNCILS ADD SW COR BLK 43
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Heating system
Forced Air
Water source
Public
Building Details
Year built
1926
Additional Structures
Storage
Listing Agency:
Seramur Properties, LLC
(219) 548-8800
Listed By:
Dennis Seramur · License #RB14028997
(219) 241-4039
Added: Aug 14, 2025
Changed: Aug 4
Last Checked: Aug 23 at 7:06AM
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.
Investment Insights
Based on property information with market context.
This warehouse and office building includes approximately 8,054 square feet on a 0.73-acre lot. The property is configured with 3 warehouse spaces and 5 commercial offices, with 3/4 of the units currently rented. The exterior features storage, and the building includes a basement. Heating is forced air, and natural gas is available.
The property is located at 457 S Campbell Street in Valparaiso, Indiana, in Porter County. Public water and public sewer service are available.
The current owner may be willing to do a sale and lease back.
The property is located at 457 S Campbell Street in Valparaiso, Indiana, in Porter County. Public water and public sewer service are available.
The current owner may be willing to do a sale and lease back.
Key Highlights
- Approximately 8,054 square feet warehouse and office building
- 0.73‑acre lot with warehouse and office configuration
- 3 warehouse spaces and 5 commercial offices
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
$47,861
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
5.99%
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%
$957,220
$957.2K
Cap Rate 7%
$683,729
$683.7K
Cap Rate 9%
$531,789
$531.8K
Market Conditions
NOI Build-Up for 8,054 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
$80.2K $9.96/SF
− Vacancy
−$6.6K −$0.82/SF
EGI
$73.6K $9.14/SF
− OpEx
−$25.8K −$3.20/SF
NOI
$47.9K $5.94/SF
Area
Porter County, IN
Vacancy
8.21%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
35.00%
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%
$957,220
Cap Rate 7%
$683,729
Cap Rate 9%
$531,789
Alternative Uses
Best Use
Office B
$1.38M
$1.21M – $1.61M
NOI $96,754 @ 7.0% cap · market cap 12.11%
Second Best
Flex RnD
$683.7K
$598.3K – $797.7K
NOI $47,861 @ 7.0% cap · market cap 5.99%
Theoretical Best
Healthcare Medical
$3.05M
$2.67M – $3.56M
NOI $213,677 @ 7.0% cap · market cap 26.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Office units
75%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,513
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 46385, IN
41,832
Population
16,071
Households
2.6
Avg Household Size
42
Median Age
34%
College-Educated
94%
High-School Grad
80.7 sq mi
ZIP Area
518
Density / Sq Mi
$97,208
Median Household Income
$50,582
Median Earnings
$1,225
Median Rent
$305,400
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse and office building with 3 warehouse spaces and 5 commercial offices, with 3/4 currently rented.
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: Approximately 8,054 square feet warehouse and office building; 0.73‑acre lot with warehouse and office configuration; 3 warehouse spaces and 5 commercial offices
