Office Building with Flexible
For Sale
$275,000
5424 E Us Highway 20, Rolling Prairie, IN 46371
Commercial Sale, Rolling Prairie, IN
Property Size2,244 SF
Lot Size0.50 Acres
Price / SF$122.55
Days on Market433
Property Features for 5424 E Us Highway 20
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial
Parking
16
Parking features
Off Street
Security features
Security System
Exterior features
Lighting, Rain Gutters
Appliances
Water Heater
Subdivision
Mid Pt N SD
Elementary school district
New Prairie United
Middle school district
New Prairie United
High school district
New Prairie United
Directions
US Hwy 20 to Rolling Prairie. Property is on the south side of US 20 near the junction of SR 2.
Standard status
Active
APN
460712300004000068
Size
2,244 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
78-07-12-300-004 MID PT N SD SW 1/4 S OF RR S12 T37 R2 .50 AC
Tax Annual Amount
1636
Legal Description
78-07-12-300-004 MID PT N SD SW 1/4 S OF RR S12 T37 R2 .50 AC
Utilities
Heating system
Forced Air, Natural Gas
Water source
Well
Building Details
Year built
1948
Listing Agency:
BHHS Executive Realty
(219) 663-1986
Listed By:
Jeffrey Albertson · License #RB14037232
(219) 871-2567
Added: Jul 21, 2025
Changed: Sep 12
Last Checked: Sep 26 at 3:06AM
MLS# 824726
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 2,244-square-foot office building offers a flexible interior with multiple office and exam rooms, plus a larger open area suitable for meetings, training, or shared work functions. Built in 1948, the property includes forced-air natural-gas heating, a water heater, lighting, rain gutters, off-street parking, and a private well. A commercial-grade generator is capable of powering the entire building during outages, while two 200-amp electrical services support ongoing operations.
The property fronts US Highway 20 in Rolling Prairie, Indiana, with an estimated traffic count of approximately 21,500 vehicles daily. It is near the General Motors/Samsung EV Battery Plant and the Amazon Data Center Campus, placing the building within an area identified in the source information as experiencing regional economic development. The site encompasses 0.5 acres in La Porte County.
The property fronts US Highway 20 in Rolling Prairie, Indiana, with an estimated traffic count of approximately 21,500 vehicles daily. It is near the General Motors/Samsung EV Battery Plant and the Amazon Data Center Campus, placing the building within an area identified in the source information as experiencing regional economic development. The site encompasses 0.5 acres in La Porte County.
Key Highlights
- 2,244 square feet of office space on a 0.5‑acre site
- Multiple office and exam rooms plus a larger meeting or collaborative area
- Commercial‑grade generator capable of powering the entire building
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
$22,922
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
8.34%
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%
$458,440
$458.4K
Cap Rate 7%
$327,457
$327.5K
Cap Rate 9%
$254,689
$254.7K
Market Conditions
NOI Build-Up for 2,244 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
$33.7K $15.00/SF
− Vacancy
−$3.1K −$1.38/SF
EGI
$30.6K $13.62/SF
− OpEx
−$7.6K −$3.41/SF
NOI
$22.9K $10.22/SF
Area
LaPorte County, IN
Vacancy
9.20%
Lease Rate
$15.00 /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%
$458,440
Cap Rate 7%
$327,457
Cap Rate 9%
$254,689
Alternative Uses
Best Use
Healthcare Medical
$387.6K
$339.2K – $452.2K
NOI $27,134 @ 7.0% cap · market cap 9.87%
Second Best
Office B
$327.5K
$286.5K – $382.0K
NOI $22,922 @ 7.0% cap · market cap 8.34%
Theoretical Best
Specialty Retail
$623.8K
$545.9K – $727.8K
NOI $43,669 @ 7.0% cap · market cap 15.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Explore this area
Business Placement
Demographics for 46371, IN
3,680
Population
1,622
Households
2.3
Avg Household Size
43
Median Age
27%
College-Educated
96%
High-School Grad
37.6 sq mi
ZIP Area
98
Density / Sq Mi
$95,154
Median Household Income
$47,460
Median Earnings
$1,694
Median Rent
$245,500
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 - Well-maintained office property with multiple rooms, a larger collaborative area, and commercial-grade backup power.
Where is this office building located?
The property is located at 5424 E Us Highway 20 Rolling Prairie, IN.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 2,244 square feet of office space on a 0.5‑acre site; Multiple office and exam rooms plus a larger meeting or collaborative area; Commercial‑grade generator capable of powering the entire building
