Multi-Use Building With
For Sale
Contact for pricing
832 E Center Street, Warsaw, IN 46580
Accessible facility with offices, meeting rooms, classrooms, kitchen, storage, and a substantial parking area.
Property Size17,508 SF
Lot Size1.83 Acres
Price / SF$84.25
Days on Market38
Property Features for 832 E Center Street
General Information
Standard status
Active
Size
17,508 SF
Total Parking Spaces
70
Lot size
1.83 Acres
Property subtype
Retail, Mixed Use, Land
Zoning
R2
Amenities
commercial kitchen
auditorium with balcony, pipe organ, and audio system
leaded stained glass windows
security system
handicapped accessible
meeting rooms
classrooms
storage rooms
Building Details
Year Built
1953
Buildings
1
Stories
2
Building Size
17,508 SF
Construction
stone
Listing Agency:
RE/MAX Results- Warsaw
Listed By:
Steve Savage · License #IN RB14027643
(574) 253-1313
Source:
Crexi
Added: Jul 30
Changed: Sep 4
Last Checked: Sep 2 at 4:06PM
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 RE/MAX Results- Warsaw
Investment Insights
Based on property information with market context.
This 17,508-square-foot mixed-use building, constructed in 1953, combines an auditorium, balcony, offices, meeting rooms, classrooms, storage areas, six bathrooms, and a commercial kitchen with commercial-sized appliances. The main-level auditorium includes a pipe organ, updated audio equipment, and seating for approximately 275 people. Leaded stained-glass windows have exterior plexiglass protection, and a vertical platform lift installed in 2023 supports handicapped access.
Building improvements include a new roof installed in 2013 with GAF 40-year warranty shingles. The stone exterior received mortar-joint inspection, re-tucking, and sealing with a 50-year sealant in 2017. Heating and cooling equipment has been updated and maintained. Exterior cameras and a security system are in place.
The property occupies 1.83 acres at 832 E Center Street in Warsaw, Indiana, with a 70-space asphalt parking lot. An additional 0.47-acre lot is included for expansion or green space.
Building improvements include a new roof installed in 2013 with GAF 40-year warranty shingles. The stone exterior received mortar-joint inspection, re-tucking, and sealing with a 50-year sealant in 2017. Heating and cooling equipment has been updated and maintained. Exterior cameras and a security system are in place.
The property occupies 1.83 acres at 832 E Center Street in Warsaw, Indiana, with a 70-space asphalt parking lot. An additional 0.47-acre lot is included for expansion or green space.
Key Highlights
- 17,508‑square‑foot mixed‑use building on a 1.83‑acre parcel
- Main‑level auditorium with balcony, pipe organ, updated audio system, and seating for 275 +/-
- 70‑space asphalt parking lot plus an included 0.47‑acre lot
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
$109,906
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
7.45%
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%
$2,198,120
$2.2M
Cap Rate 7%
$1,570,086
$1.6M
Cap Rate 9%
$1,221,178
$1.2M
Market Conditions
NOI Build-Up for 17,508 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
$189.1K $10.80/SF
− Vacancy
−$13.2K −$0.76/SF
EGI
$175.9K $10.04/SF
− OpEx
−$65.9K −$3.77/SF
NOI
$109.9K $6.28/SF
Area
Kosciusko County, IN
Vacancy
7.00%
Lease Rate
$10.80 /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%
$2,198,120
Cap Rate 7%
$1,570,086
Cap Rate 9%
$1,221,178
Alternative Uses
Best Use
Mixed Use
$1.57M
$1.37M – $1.83M
NOI $109,906 @ 7.0% cap · market cap 7.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.05M
$2.67M – $3.56M
NOI $213,511 @ 7.0% cap · market cap 14.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
593
Businesses Nearby
Explore this area
Business Placement
Demographics for 46580, IN
22,381
Population
8,873
Households
2.5
Avg Household Size
38
Median Age
25%
College-Educated
88%
High-School Grad
71.1 sq mi
ZIP Area
315
Density / Sq Mi
$70,978
Median Household Income
$40,231
Median Earnings
$963
Median Rent
$175,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Accessible facility with offices, meeting rooms, classrooms, kitchen, storage, and a substantial parking area.
Where is this mixed-use property located?
The property is located at 832 E Center Street Warsaw, IN.
What is the asking price?
The asking price for this property is $1,475,000.
What are key features of this property?
This property features: 17,508‑square‑foot mixed‑use building on a 1.83‑acre parcel; Main‑level auditorium with balcony, pipe organ, updated audio system, and seating for 275 +/-; 70‑space asphalt parking lot plus an included 0.47‑acre lot
