Listing Agency: BHHS Executive Realty j***@jalbertson.com Show Phone

Listed By: Jeffrey Albertson · License #RB14037232 Show Phone

Source: Exprealty

Added: Jul 21, 2025 Changed: Aug 27 Last Checked: Aug 26 at 10:29AM

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Investment Insights

Based on property information with market context.

Located on US Highway 20 in Rolling Prairie, Indiana, this 2,244 square foot commercial building offers high visibility with an estimated traffic count of approximately 21,500 vehicles daily. The property was formerly operated as the New Prairie Small Animal Clinic. The layout includes multiple office/exam rooms suitable for professional or healthcare uses, along with a spacious area ideal for a conference room, training space, or collaborative workspace. The property features a commercial-grade generator capable of powering the entire building during outages, along with two 200-amp electrical services. Ample parking is available. The property is located in close proximity to the new General Motors/Samsung EV Battery Plant and the Amazon Data Center Campus. This location is suited for a professional practice, adaptable office space, or investment property.

Key Highlights

• High‑visibility location on US Highway 20 with approximately 21,500 vehicles daily.
• Proximity to the new General Motors/Samsung EV Battery Plant and Amazon Data Center Campus.
• Versatile 2,244 sq ft building with a flexible layout.

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 (±1% cap)

NOI $27,134 @ 7.0% cap · market cap 9.87%

Second Best

Office B

$327.5K

$286.5K – $382.0K (±1% cap)

NOI $22,922 @ 7.0% cap · market cap 8.34%

Theoretical Best

Specialty Retail

$623.8K

$545.9K – $727.8K (±1% cap)

NOI $43,669 @ 7.0% cap · market cap 15.88%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Medical Office Space

Suggested Use

Top Pick Storage Facility Grocery & Convenience Store Florist Real Estate Agency Tech Support Center Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

9

Businesses Nearby

Well-served

Demand for This Use

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

Market

Vacancy Rate% for Office in Midwest region

13.7% 2019

15.6% 2020

17.1% 2021

18.9% 2022

21% 2023

22% 2024

21.3% 2025

Questions? Ask Rey

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What type of property is this? Where is this medical office space located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar Off Market Nearby

• New Prairie Small Animal Clinic — 5424 US-20, Rolling Prairie, IN 46371
• Oak Knoll Veterinary Clinic — 5498 E Oak Knoll Rd, Rolling Prairie, IN 46371

Frequently Asked Questions

What type of property is this?

Medical Office Space - Versatile commercial building on US Highway 20 in Rolling Prairie.

Where is this medical office space 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: High‑visibility location on US Highway 20 with approximately 21,500 vehicles daily.; Proximity to the new General Motors/Samsung EV Battery Plant and Amazon Data Center Campus.; Versatile 2,244 sq ft building with a flexible layout.