Endcap Retail/Office
For Sale
$399,000
C-13861 Alexandria Ln, Cedar Lake, IN
Modern four-unit building suite with drive-up windows on two end-cap faces for visibility and convenient access.
Property Size2,500 SF
Price / SF$159.60
Days on Market156
Property Features for C-13861 Alexandria Ln
General Information
Standard status
Active
Size
2,500 SF
Zoning
B3
Taxes and HOA fees
Annual Taxes
$1,200
Listing Agency:
McColly Real Estate
(219) 934-6300
Listed By:
Shelly Faber · License #RB14044470
(219) 775-1799
Source:
Exprealty
Added: Apr 2
Changed: Aug 31
Last Checked: Sep 4 at 2:12PM
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 McColly Real Estate
Investment Insights
Based on property information with market context.
Located in Railside Business Park, this offering includes a 2,500-square-foot commercial space within a modern four-unit building. The suite is configured as an end-cap unit with drive-up windows on two sides, designed to support visibility and convenient, customer-friendly access.
The property is marketed as being in a fast-growing community in Northwest Indiana, with proximity to local schools and Route 41. In addition to the commercial space, six B3-zoned lots are available, providing flexibility for a range of community-focused uses.
The seller notes the B3-zoned lots may support business and professional offices, retail establishments, medical and dental facilities, restaurants and hotels, recreation and community centers, vocational and trade schools, senior centers or care facilities, and breweries.
The property is marketed as being in a fast-growing community in Northwest Indiana, with proximity to local schools and Route 41. In addition to the commercial space, six B3-zoned lots are available, providing flexibility for a range of community-focused uses.
The seller notes the B3-zoned lots may support business and professional offices, retail establishments, medical and dental facilities, restaurants and hotels, recreation and community centers, vocational and trade schools, senior centers or care facilities, and breweries.
Key Highlights
- 2,500 SF commercial space available in a modern four‑unit building for purchase or lease
- Drive‑up windows on two end‑cap faces for visibility and convenient access
- Six B3‑zoned lots available for a variety of community‑focused uses
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
$24,091
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
6.04%
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%
$481,820
$481.8K
Cap Rate 7%
$344,157
$344.2K
Cap Rate 9%
$267,678
$267.7K
Market Conditions
NOI Build-Up for 2,500 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
$36.0K $14.40/SF
− Vacancy
−$1.6K −$0.63/SF
EGI
$34.4K $13.77/SF
− OpEx
−$10.3K −$4.13/SF
NOI
$24.1K $9.64/SF
Area
Lake County, IN
Vacancy
4.40%
Lease Rate
$14.40 /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%
$481,820
Cap Rate 7%
$344,157
Cap Rate 9%
$267,678
Alternative Uses
Best Use
Retail
$344.2K
$301.1K – $401.5K
NOI $24,091 @ 7.0% cap · market cap 6.04%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$697.9K
$610.7K – $814.2K
NOI $48,853 @ 7.0% cap · market cap 12.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
64
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Modern four-unit building suite with drive-up windows on two end-cap faces for visibility and convenient access.
Where is this retail space located?
The property is located at C-13861 Alexandria Ln Cedar Lake, IN.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 2,500 SF commercial space available in a modern four‑unit building for purchase or lease; Drive‑up windows on two end‑cap faces for visibility and convenient access; Six B3‑zoned lots available for a variety of community‑focused uses
