Adult Club in Fort
For Sale
Contact for pricing
1002 N Coliseum Blvd, Fort Wayne, IN 46805
Thriving adult entertainment business and real estate in prime location.
Property Size9,500 SF
Price / SF$142.11
Days on Market1304
Property Features for 1002 N Coliseum Blvd
General Information
Standard status
Active
Size
9,500 SF
Class
B
Property subtype
Retail
Occupancy
100%
Building Details
Year Renovated
2021
Buildings
1
Stories
2
Units
1
Tenancy
Single
Listing Agency:
HWH Properties
Listed By:
H Winston Hines · License #SC 13801
(864) 580-3826
Source:
Crexi
Added: Feb 7, 2023
Changed: Aug 13
Last Checked: Sep 1 at 8:42PM
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 HWH Properties
Investment Insights
Based on property information with market context.
The property at 1002 N. Coliseum Boulevard, Fort Wayne, IN, presents an opportunity to acquire an adult entertainment business along with the real estate. The building spans 10,000 square feet across multiple levels and includes a built-in elevator. It features a full kitchen, two bars, and a walk-in cooler. Heating and cooling are provided by HVAC and gas packs, and the building is fully sprinklered. The club has a capacity of up to 299 occupants and includes two stages, VIP rooms, and couch rooms. Situated on a busy divided highway, the location benefits from high traffic counts. The licenses required to operate the business are already in place. The property is suitable for an entertainment business. The property size is 9,500 square feet.
Key Highlights
- Prime location on a busy divided highway with high traffic counts.
- Turn‑key business opportunity with licenses already in place.
- Spacious 10,000 sq ft multi‑level building with 2 stages, VIP, and couch rooms.
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
$105,186
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
7.79%
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%
$2,103,720
$2.1M
Cap Rate 7%
$1,502,657
$1.5M
Cap Rate 9%
$1,168,733
$1.2M
Market Conditions
NOI Build-Up for 9,500 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
$151.6K $15.96/SF
− Vacancy
−$11.4K −$1.20/SF
EGI
$140.2K $14.76/SF
− OpEx
−$35.1K −$3.69/SF
NOI
$105.2K $11.07/SF
Area
Fort Wayne, IN
Vacancy
7.50%
Lease Rate
$15.96 /SF/Yr
Expense Ratio
25.00%
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%
$2,103,720
Cap Rate 7%
$1,502,657
Cap Rate 9%
$1,168,733
Alternative Uses
Best Use
Specialty Retail
$1.50M
$1.31M – $1.75M
NOI $105,186 @ 7.0% cap · market cap 7.79%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$7.94M
$6.94M – $9.26M
NOI $555,528 @ 7.0% cap · market cap 41.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
277
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 46805, IN
21,138
Population
10,742
Households
2
Avg Household Size
35
Median Age
27%
College-Educated
92%
High-School Grad
6.4 sq mi
ZIP Area
3,303
Density / Sq Mi
$50,099
Median Household Income
$37,294
Median Earnings
$858
Median Rent
$131,300
Median Home Value
Questions? Ask Rey
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Similar Off Market Nearby
- Bazz Nomal — 3101 E Washington Blvd, Fort Wayne, IN 46803
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- Brunner's Pub — 3810 Lake Ave, Fort Wayne, IN 46805
- Cap n' Cork — 1425 N Coliseum Blvd, Fort Wayne, IN 46805
Frequently Asked Questions
What type of property is this?
Night club - Thriving adult entertainment business and real estate in prime location.
Where is this night club located?
The property is located at 1002 N Coliseum Blvd Fort Wayne, IN.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Prime location on a busy divided highway with high traffic counts.; Turn‑key business opportunity with licenses already in place.; Spacious 10,000 sq ft multi‑level building with 2 stages, VIP, and couch rooms.
