Fenced Flex Property with
For Sale
$799,000
6317 Maplecrest Rd, Fort Wayne, IN 46835
Fenced acreage includes an office or residence, two shop buildings, and an outdoor pavilion.
Property Size6,104 SF
Lot Size3.38 Acres
Price / SF$130.90
Days on Market29
Property Features for 6317 Maplecrest Rd
General Information
Standard status
Active
Size
6,104 SF
Lot size
3.38 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Amenities
Full Basement
Outdoor Pavilion
Fenced in Lot with Gate
Mature Trees
Building Details
Year Built
1952
Buildings
2
Listing Agency:
Shawver Auctioneering & Real Estate
(317) 374-2881
Listed By:
Nathaniel Scalf · License #RB15000145
Source:
Anthonyrealtors
Added: Aug 2
Changed: Aug 29
Last Checked: Aug 25 at 4:00AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Shawver Auctioneering & Real Estate
Investment Insights
Based on property information with market context.
This flex property occupies 3.38+/- acres and includes a 2,600+/- SF home or office with a full basement. Two shop buildings add supporting improvements, while an outdoor pavilion provides an additional covered structure. The grounds are enclosed with fencing and a gate, with mature trees throughout the property.
The site is positioned 2.5 blocks south of I-69 in northeast Fort Wayne, just off Maplecrest Road. The existing improvements date to 1952 and combine office or residential space with shop-related structures on a sizable parcel.
The site is positioned 2.5 blocks south of I-69 in northeast Fort Wayne, just off Maplecrest Road. The existing improvements date to 1952 and combine office or residential space with shop-related structures on a sizable parcel.
Key Highlights
- 3.38+/- acres with a fenced perimeter and gated entry
- 2,600+/- SF home or office with a full basement
- Two shop buildings and an outdoor pavilion
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
$44,755
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
5.60%
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%
$895,100
$895.1K
Cap Rate 7%
$639,357
$639.4K
Cap Rate 9%
$497,278
$497.3K
Market Conditions
NOI Build-Up for 6,104 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
$73.2K $12.00/SF
− Vacancy
−$4.4K −$0.72/SF
EGI
$68.9K $11.28/SF
− OpEx
−$24.1K −$3.95/SF
NOI
$44.8K $7.33/SF
Area
Fort Wayne, IN
Vacancy
6.00%
Lease Rate
$12.00 /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%
$895,100
Cap Rate 7%
$639,357
Cap Rate 9%
$497,278
Alternative Uses
Best Use
Flex RnD
$639.4K
$559.4K – $745.9K
NOI $44,755 @ 7.0% cap · market cap 5.60%
Second Best
Industrial
$521.9K
$456.7K – $608.9K
NOI $36,532 @ 7.0% cap · market cap 4.57%
Theoretical Best
Multifamily LT 5
$5.10M
$4.46M – $5.95M
NOI $356,941 @ 7.0% cap · market cap 44.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
216
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 46835, IN
36,653
Population
15,945
Households
2.3
Avg Household Size
37
Median Age
37%
College-Educated
96%
High-School Grad
21.6 sq mi
ZIP Area
1,697
Density / Sq Mi
$75,595
Median Household Income
$42,118
Median Earnings
$1,101
Median Rent
$194,200
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Fenced acreage includes an office or residence, two shop buildings, and an outdoor pavilion.
Where is this flex space located?
The property is located at 6317 Maplecrest Rd Fort Wayne, 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: 3.38+/- acres with a fenced perimeter and gated entry; 2,600+/- SF home or office with a full basement; Two shop buildings and an outdoor pavilion
