Renovated Storefront
For Sale
$215,000
504 W National Avenue, Brazil, IN 47834
COMMERCIAL/INDUSTRIAL, Brazil, IN
Property Size1,800 SF
Lot Size0.06 Acres
Price / SF$119.44
Days on Market226
Property Features for 504 W National Avenue
General Information
Property type
Residential
Property subtype
Retail
Zoning
c/1
Interior features
Fixtures, Restroom(s), Handicap Access
Accessibility
Accessible Approach with Ramp
Subdivision
Clay County
Standard status
Active
APN
11-02-36-400-318.000-002
Lot size
0.06 Acres
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Amenities
reception/waiting room area
kitchen area
full bath
half bath
built in cabinetry with sinks
Building Details
Floors in Building
1
Listing Agency:
A & B HOMES
(812) 605-8097
Listed By:
Rodney B Sneath · License #RB19000671
(317) 850-9514
Added: Feb 12
Changed: Sep 16
Last Checked: Sep 26 at 9:06AM
MLS# 108575
Copyright © 2026 Terre Haute Area 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 storefront property at 504 W National Avenue includes four rooms measuring 13 by 11, each configured for office or studio use with built-in cabinetry and sinks. The interior also provides a reception and waiting area, kitchen, full bathroom with a tiled walk-in shower, and an additional half bath. Renovations were completed in 2022, including improvements to the interior and exterior. Heating is provided by forced air and natural gas, while central air conditioning serves the building. Interior features include fixtures, restrooms, handicap access, and an approach ramp. Parking is available along the street and at the rear of the property. The property is zoned C/1.
Key Highlights
- Renovations completed in 2022, including interior and exterior improvements
- Four 13 by 11 rooms with built‑in cabinetry and sinks
- Reception and waiting area plus kitchen
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
$16,330
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
7.60%
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%
$326,600
$326.6K
Cap Rate 7%
$233,286
$233.3K
Cap Rate 9%
$181,444
$181.4K
Market Conditions
NOI Build-Up for 1,800 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
$25.9K $14.40/SF
− Vacancy
−$4.1K −$2.30/SF
EGI
$21.8K $12.10/SF
− OpEx
−$5.4K −$3.02/SF
NOI
$16.3K $9.07/SF
Area
Clay County, IN
Vacancy
16.00%
Lease Rate
$14.40 /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%
$326,600
Cap Rate 7%
$233,286
Cap Rate 9%
$181,444
Alternative Uses
Best Use
Office B
$233.3K
$204.1K – $272.2K
NOI $16,330 @ 7.0% cap · market cap 7.60%
Second Best
Retail
$218.6K
$191.3K – $255.0K
NOI $15,301 @ 7.0% cap · market cap 7.12%
Theoretical Best
Office A
$318.4K
$278.6K – $371.5K
NOI $22,291 @ 7.0% cap · market cap 10.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
442
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 47834, IN
19,430
Population
8,451
Households
2.3
Avg Household Size
41
Median Age
17%
College-Educated
91%
High-School Grad
154.2 sq mi
ZIP Area
126
Density / Sq Mi
$66,677
Median Household Income
$41,247
Median Earnings
$866
Median Rent
$135,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Storefront property - Updated commercial space with office or studio rooms, reception area, kitchen, two restrooms, and accessible entry.
Where is this storefront property located?
The property is located at 504 W National Avenue Brazil, IN.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: Renovations completed in 2022, including interior and exterior improvements; Four 13 by 11 rooms with built‑in cabinetry and sinks; Reception and waiting area plus kitchen
