Highway-Corner Flex
New
For Sale
$2,100,000
E Confidential Drive, Terre Haute, IN 47802
COMMERCIAL/INDUSTRIAL, Terre Haute, IN
Property Size10,078 SF
Lot Size1.30 Acres
Price / SF$208.37
Days on Market2
Property Features for E Confidential Drive
General Information
Property type
Residential
Property subtype
Retail
Zoning
C7, R1
Subdivision
Vigo County
Standard status
Active
APN
to be provided
Lot size
1.30 Acres
Building Details
Floors in Building
1
Listing Agency:
PREFERRED REALTY
(812) 249-3920
Listed By:
Becky Klingele · License #RB14028499
(812) 249-3920
Added: Sep 1
Last Checked: Sep 2 at 5:06AM
MLS# 110366
Copyright © 2026 Terre Haute Area 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 flex space facility contains 10,078 square feet arranged for multiple commercial functions, including a retail showroom, offices, and warehouse or storage areas. The configuration supports a blend of customer-facing and back-of-house operations within one property.
The 1.3-acre site occupies a highway corner in Terre Haute, Indiana, with zoning identified as C7 and R1. The property is located on E Confidential Drive in the 47802 ZIP code.
The 1.3-acre site occupies a highway corner in Terre Haute, Indiana, with zoning identified as C7 and R1. The property is located on E Confidential Drive in the 47802 ZIP code.
Key Highlights
- 10,078‑square‑foot flex space facility
- Retail showroom, office, and warehouse/storage areas
- 1.3‑acre site
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
$148,877
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
7.09%
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%
$2,977,540
$3.0M
Cap Rate 7%
$2,126,814
$2.1M
Cap Rate 9%
$1,654,189
$1.7M
Market Conditions
NOI Build-Up for 10,078 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
$221.3K $21.96/SF
− Vacancy
−$8.6K −$0.86/SF
EGI
$212.7K $21.10/SF
− OpEx
−$63.8K −$6.33/SF
NOI
$148.9K $14.77/SF
Area
Vigo County, IN
Vacancy
3.90%
Lease Rate
$21.96 /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%
$2,977,540
Cap Rate 7%
$2,126,814
Cap Rate 9%
$1,654,189
Alternative Uses
Best Use
Warehouse
$7.27M
$6.37M – $8.49M
NOI $509,245 @ 7.0% cap · market cap 24.25%
Second Best
Industrial
$5.99M
$5.24M – $6.99M
NOI $419,378 @ 7.0% cap · market cap 19.97%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
206
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 47802, IN
34,229
Population
14,682
Households
2.3
Avg Household Size
39
Median Age
28%
College-Educated
90%
High-School Grad
158.8 sq mi
ZIP Area
216
Density / Sq Mi
$58,880
Median Household Income
$36,457
Median Earnings
$865
Median Rent
$165,800
Median Home Value
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?
Flex space - Flexible commercial facility combining showroom, office, and warehouse/storage areas.
Where is this flex space located?
The property is located at E Confidential Drive Terre Haute, IN.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 10,078‑square‑foot flex space facility; Retail showroom, office, and warehouse/storage areas; 1.3‑acre site
