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    Unique Barn Style Retail Property Title is generated by Realmo AI

    12650 Adams Rd, Granger, IN 46530

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    Retail property on Adams Rd in Granger for sale.

    Type:Retail
    Property size:
    4,008 SF
    Price / SF:
    $223/SF
    Added:
    Aug 22, 2024
    Days on Market:
    652
    Last Refresh:
    May 12 at 11:28 pm

    Property Features for 12650 Adams Rd

    General Information

    Standard status
    Active
    Size
    4,008 SF
    Property subtype
    Retail

    Building Details

    Year Built
    1898

    We can help!

    Listing Contact
    John Piraccini
    John Piraccini

    Listing agent John Piraccini License #RB14045659

    Listing office Coldwell Banker Commercial Roth Wehrly Graber South Bend

    Listing date Aug 22, 2024

    Source Crexi

    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 Coldwell Banker Commercial Roth Wehrly Graber South Bend

    HighLights

    • Prime location on highly desirable Adams Rd./State Road 23 in Granger with approx. 89 FT of frontage.
    • Unique barn‑style retail property with high ceilings and loft.
    • Located in a high retail and restaurant area near the corner of SR 23 and Bittersweet Rd.
    • Convenient access: Only 5 minutes from the Indiana Toll Road and 10 miles from the US 20 Bypass.
    • Zoned County C: Commercial.
    • Approx. 4,008 SF of space.

    Overview

    This unique barn-type retail property is available for sale and is located on Adams Rd/State Road 23 in Granger. The property has approximately 89 feet of frontage. The traditional barn-style building features high ceilings and a loft. The building is approximately 4,008 square feet and is currently operating as an embroidery and home decor store. The property is located in a high retail and restaurant area on Adams Rd/State Road 23 in Granger, near the corner of SR 23 and Bittersweet Rd intersection. It is located 10 miles or less from Mishawaka, South Bend and Elkhart, and is only 5 minutes from the Indiana Toll Road and 10 miles from the US 20 Bypass. The property is zoned County C: Commercial. Taxes are $4,137.32 (2024 pay 2025).

    Local Financial Insights For Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $88.0k $21.96
    − Vacancy −$8.5k −$2.13
    EGI $79.5k $19.83
    − OpEx −$23.8k −$5.95
    NOI $55.6k $13.88
    4,008 SF · lease $21.96/SF/yr · vacancy 9.70% · expense 30.00%

    Alternative Uses

    Best Use
    Retail
    $794.8K
    $695.4K – $927.3K (±1% cap)
    NOI $55,635 @ 7.0% cap · market cap 6.22%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    —
    —
    same as Best Use
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Franking Sense Consultant Simply Swank Home ... Interior Design Signs Of The Times (Bike/Boat/Book/etc) Store Gridiron Communications Marketing & Advertising

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Granger
    County
    St. Joseph
    State
    Indiana
    Longitude
    -86.114722
    Latitude
    41.75347

    Nearby Similar for Sale

    • $2,805,000
      14,422 SF

      Fully Occupied Retail Center For Sale

      Fully leased retail center with long-term tenants and annual rent increases.
      12479 Adams Rd, Granger, IN
      View Details
    • $1,075,000
      7,973 SF

      Versatile Building in Prime Location

      Nearly 8,000 SF building suitable for medical or office uses.
      12555 Adams Rd., Granger, IN 46530
      View Details

    FAQs

    What type of property is this?
    Storefront property - Retail property on Adams Rd in Granger for sale.
    Where is this storefront property located?
    The property is located at 12650 Adams Rd Granger, IN.
    What is the asking price?
    The asking price for this property is $895,000.
    What are key features of this property?
    This property features: Prime location on highly desirable Adams Rd./State Road 23 in Granger with approx. 89 FT of frontage.; Unique barn‑style retail property with **high ceilings and loft.**; Located in a high retail and restaurant area near the corner of SR 23 and Bittersweet Rd.
    (574) 277-8000 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing John Piraccini
    John Piraccini
    Real Estate License ID: RB14045659
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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