Flexible Flex/Retail
For Sale
Contact for pricing
7101 Bluffton Rd, Fort Wayne, IN 46809
Versatile flex-style building with a layout that can support office, retail/showroom, or light industrial use.
Property Size8,106 SF
Price / SF$73.40
Days on Market155
Property Features for 7101 Bluffton Rd
General Information
Standard status
Active
Size
8,106 SF
Property subtype
SPECIALTY
Additional Details
Highway Access
Yes
Listing Agency:
BND Commercial, LLC
(260) 407-0900
Listed By:
David J. Norton
(260) 437-9995
Source:
Moodyscre
Added: Apr 6
Changed: Aug 17
Last Checked: Jul 22 at 8:55PM
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 BND Commercial, LLC
Investment Insights
Based on property information with market context.
This flexible commercial building is designed to accommodate multiple operating styles, including office, retail or showroom use, and light industrial. The property is described as having a flexible layout suitable for service-based businesses and other community or nonprofit occupancy.
The location is positioned minutes from downtown Fort Wayne and sits within a growing commercial/industrial corridor. It also offers convenient access to major highways and is near residential neighborhoods.
For buyers seeking a property with multi-tenant potential, the building’s adaptable configuration supports varied uses within the same facility. The offering is for sale.
The location is positioned minutes from downtown Fort Wayne and sits within a growing commercial/industrial corridor. It also offers convenient access to major highways and is near residential neighborhoods.
For buyers seeking a property with multi-tenant potential, the building’s adaptable configuration supports varied uses within the same facility. The offering is for sale.
Key Highlights
- Versatile flex‑style building with a layout suited for office, retail/showroom, or light industrial use.
- Suitable for service‑based businesses such as contractors, medical, and professional users.
- Could support multi‑tenant occupancy for investment use.
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
$48,514
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
8.15%
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%
$970,280
$970.3K
Cap Rate 7%
$693,057
$693.1K
Cap Rate 9%
$539,044
$539.0K
Market Conditions
NOI Build-Up for 8,106 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
$73.0K $9.00/SF
− Vacancy
−$3.6K −$0.45/SF
EGI
$69.3K $8.55/SF
− OpEx
−$20.8K −$2.56/SF
NOI
$48.5K $5.98/SF
Area
Fort Wayne, IN
Vacancy
5.00%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
30.00%
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%
$970,280
Cap Rate 7%
$693,057
Cap Rate 9%
$539,044
Alternative Uses
Best Use
Office B
$1.28M
$1.12M – $1.49M
NOI $89,444 @ 7.0% cap · market cap 15.03%
Second Best
Retail
$1.11M
$973.5K – $1.30M
NOI $77,878 @ 7.0% cap · market cap 13.09%
Theoretical Best
Multifamily LT 5
$6.77M
$5.93M – $7.90M
NOI $474,011 @ 7.0% cap · market cap 79.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
330
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 46809, IN
8,946
Population
4,116
Households
2.2
Avg Household Size
40
Median Age
14%
College-Educated
90%
High-School Grad
24.7 sq mi
ZIP Area
362
Density / Sq Mi
$54,362
Median Household Income
$37,988
Median Earnings
$804
Median Rent
$122,800
Median Home Value
Market
Vacancy Rate% for Office 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 - Versatile flex-style building with a layout that can support office, retail/showroom, or light industrial use.
Where is this flex space located?
The property is located at 7101 Bluffton Rd Fort Wayne, IN.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Versatile flex‑style building with a layout suited for office, retail/showroom, or light industrial use.; Suitable for service‑based businesses such as contractors, medical, and professional users.; Could support multi‑tenant occupancy for investment use.
