Flexible Storefront with Loading
New
For Sale
$525,000
92 Us-12, Beverly Shores, IN 46301
Commercial Sale, Beverly Shores, IN
Property Size3,262 SF
Lot Size0.49 Acres
Price / SF$160.94
Days on Market3
Property Features for 92 Us-12
General Information
Property type
Commercial Sale
Property subtype
Retail
Parking
10
Parking features
Garage
Interior features
Ceiling Fan(s), Entrance Foyer
Exterior features
Lighting, Storage, Rain Gutters
Lot features
Paved, Near Public Transit
Directions
From Michigan City: Take US Hwy 12 W - destination will be on the right. From the East: US Hwy 12 E - destination will be on the left.
Standard status
Active
APN
640410302010000011
Size
3,262 SF
Lot size
0.49 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
BARTLETTS BEV SHORES UNIT F LOT 3-10 BLK 105 DR485 P603
Tax Annual Amount
1838
Legal Description
BARTLETTS BEV SHORES UNIT F LOT 3-10 BLK 105 DR485 P603
Utilities
Utilities
Natural Gas Available
Sewer type
Septic Tank
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1976
Additional Structures
Storage
Listing Agency:
Coldwell Banker Realty · Coldwell Banker Real Estate
(269) 469-3950
Listed By:
Marissa Stapleton
(312) 520-3552
Added: Sep 16
Changed: Sep 17
Last Checked: Sep 18 at 3:06AM
MLS# 845517
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.
This 3,262-square-foot storefront property includes open retail and showroom areas, private offices, storage space, and a loading dock. The building also features an entrance foyer, ceiling fans, exterior lighting, rain gutters, a garage, and natural gas forced-air heating. Recent work includes a newer roof, updated bathrooms, flooring, fresh paint, and exterior lighting.
The property sits on a 0.491-acre lot measuring 400 feet by 54 feet in Beverly Shores. It is positioned near the South Shore Line, with restaurants and shops within walking distance. Public water, a septic tank, and natural gas availability serve the property. The layout can accommodate retail, showroom, office, studio, warehouse, distribution, or other commercial configurations identified for the site.
The property sits on a 0.491-acre lot measuring 400 feet by 54 feet in Beverly Shores. It is positioned near the South Shore Line, with restaurants and shops within walking distance. Public water, a septic tank, and natural gas availability serve the property. The layout can accommodate retail, showroom, office, studio, warehouse, distribution, or other commercial configurations identified for the site.
Key Highlights
- 3,262 SF storefront property on a 0.491‑acre lot
- 400' x 54' lot with loading dock and garage
- Open retail and showroom areas with private offices and storage
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
$45,937
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
8.75%
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%
$918,740
$918.7K
Cap Rate 7%
$656,243
$656.2K
Cap Rate 9%
$510,411
$510.4K
Market Conditions
NOI Build-Up for 3,262 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
$68.5K $21.00/SF
− Vacancy
−$2.9K −$0.88/SF
EGI
$65.6K $20.12/SF
− OpEx
−$19.7K −$6.04/SF
NOI
$45.9K $14.08/SF
Area
Porter County, IN
Vacancy
4.20%
Lease Rate
$21.00 /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%
$918,740
Cap Rate 7%
$656,243
Cap Rate 9%
$510,411
Alternative Uses
Best Use
Retail
$656.2K
$574.2K – $765.6K
NOI $45,937 @ 7.0% cap · market cap 8.75%
Second Best
Flex RnD
$276.9K
$242.3K – $323.1K
NOI $19,384 @ 7.0% cap · market cap 3.69%
Theoretical Best
Healthcare Medical
$1.24M
$1.08M – $1.44M
NOI $86,543 @ 7.0% cap · market cap 16.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
59
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 46301, IN
580
Population
510
Households
1.1
Avg Household Size
63
Median Age
72%
College-Educated
99%
High-School Grad
4.4 sq mi
ZIP Area
132
Density / Sq Mi
$118,750
Median Household Income
$71,944
Median Earnings
$581,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Storefront property - Open retail and showroom areas are complemented by offices, storage, and recent interior updates.
Where is this storefront property located?
The property is located at 92 Us-12 Beverly Shores, IN.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 3,262 SF storefront property on a 0.491‑acre lot; 400' x 54' lot with loading dock and garage; Open retail and showroom areas with private offices and storage
