Two-Story Mixed-Use
For Sale
$2,000,000
808 Vale Park Road, Valparaiso, IN 46383
Commercial Sale, Valparaiso, IN
Property Size13,000 SF
Lot Size1.83 Acres
Price / SF$146.97
Days on Market97
Property Features for 808 Vale Park Road
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Basement
Parking
70
Basement
Finished, Daylight
Subdivision
Vale Park
Directions
Calumet West to Vale Park
Standard status
Active
APN
640913226001000004
Size
13,608 SF
Lot size
1.83 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
PAR IN SE 12-35-6 & NE 13-35-6 S VALE PARK RD& DR345 P13 AND E CUMBERLAND DR 1.83A TIF
Tax Annual Amount
31384
Legal Description
PAR IN SE 12-35-6 & NE 13-35-6 S VALE PARK RD& DR345 P13 AND E CUMBERLAND DR 1.83A TIF
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1983
Listing Agency:
Seramur Properties, LLC
(219) 548-8800
Listed By:
Alisha Fowler · License #RB16001172
(219) 508-4142
Added: Jun 1
Changed: Sep 2
Last Checked: Sep 5 at 9:06PM
MLS# 839869
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.
Built in 1983, this two-story mixed-use property contains 13,608 square feet on a 1.83-acre site at 808 Vale Park Road in Valparaiso. The building includes a basement and public water and sewer service.
Fifth Third occupies 4,093 square feet on the main level and has drive-through lanes, with an additional 2,485 square feet in the basement. A Hospice Center uses 4,536 square feet on the second floor. The property is near the Vale Park Road and Calumet Avenue intersection, beside a new medical center, within an area identified for extensive redevelopment.
Fifth Third occupies 4,093 square feet on the main level and has drive-through lanes, with an additional 2,485 square feet in the basement. A Hospice Center uses 4,536 square feet on the second floor. The property is near the Vale Park Road and Calumet Avenue intersection, beside a new medical center, within an area identified for extensive redevelopment.
Key Highlights
- 13,608‑square‑foot, two‑story building on 1.83 acres
- Fifth Third occupies 4,093 square feet with drive‑through lanes
- Additional 2,485 square feet occupied by Fifth Third in the basement
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
$124,717
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
6.24%
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%
$2,494,340
$2.5M
Cap Rate 7%
$1,781,671
$1.8M
Cap Rate 9%
$1,385,744
$1.4M
Market Conditions
NOI Build-Up for 13,608 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
$212.3K $15.60/SF
− Vacancy
−$12.7K −$0.94/SF
EGI
$199.5K $14.66/SF
− OpEx
−$74.8K −$5.50/SF
NOI
$124.7K $9.17/SF
Area
Porter County, IN
Vacancy
6.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$2,494,340
Cap Rate 7%
$1,781,671
Cap Rate 9%
$1,385,744
Alternative Uses
Best Use
Healthcare Medical
$5.16M
$4.51M – $6.02M
NOI $361,028 @ 7.0% cap · market cap 18.05%
Second Best
Specialty Retail
$3.80M
$3.32M – $4.43M
NOI $265,917 @ 7.0% cap · market cap 13.30%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,182
Businesses Nearby
Explore this area
Business Placement
Demographics for 46383, IN
41,981
Population
18,343
Households
2.3
Avg Household Size
39
Median Age
38%
College-Educated
95%
High-School Grad
87.5 sq mi
ZIP Area
480
Density / Sq Mi
$75,575
Median Household Income
$43,065
Median Earnings
$1,144
Median Rent
$258,400
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The property combines banking and hospice occupancy with drive-through lanes.
Where is this mixed-use property located?
The property is located at 808 Vale Park Road Valparaiso, IN.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 13,608‑square‑foot, two‑story building on 1.83 acres; Fifth Third occupies 4,093 square feet with drive‑through lanes; Additional 2,485 square feet occupied by Fifth Third in the basement
