Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    - 4R Blackthorn Corporate Park South Bend, IN 46628
    Back to Search
    Property profile & analytics

    - 4R Blackthorn Corporate Park South Bend, IN 46628

    View on Map
    • Land
    • 7.09 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for - 4R Blackthorn Corporate Park

    Lot size
    7.09 lot acres
    Property type
    Land
    Property subtype
    Industrial properties

    Description

    This exceptional 7.09-acre industrial land parcel is situated within the prestigious Blackthorn Corporate Park in South Bend, Indiana. Zoned I-Industrial, this property presents a unique opportunity for businesses seeking a strategic location with excellent infrastructure and access. The lot features city utilities and state-of-the-art communication capabilities. Its prime location offers convenient access to major transportation arteries, including the Indiana Toll Road (I-80/90) and the US 20/31 Bypass, ensuring seamless logistics and connectivity. The surrounding area boasts a highly skilled workforce and a competitive business environment, further enhancing the appeal of this property. Blackthorn Corporate Park itself is a 115-acre development, providing a thriving business community with amenities such as a golf course and wetland reserves. The property's proximity to significant recent developments, including the AWS and GM-Samsung facilities in New Carlisle, underscores its potential for substantial growth and return on investment. The parcel is identified by APN 71-03-20-300-014.000-009 and is offered at an asking price of $460,850. This represents a compelling investment opportunity in a rapidly developing area with strong economic prospects. The property's location within St. Joseph County offers access to a competitive tax structure and real estate tax abatement programs. The area also benefits from low utility costs and state-of-the-art fiber optic digital switching capabilities, along with the advantages of a Foreign Trade Zone.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    South Bend
    County
    St. Joseph
    State
    Indiana
    Longitude
    -86.3337
    Latitude
    41.7211

    Comparable in this City

    • Value Estimation by Request
      100.00 Acres

      Area B Nimtz Pkwy

      Land • 100.00 Acres
      Area B Nimtz Pkwy, South Bend, IN 46628
      View Details
    • Value Estimation by Request
      7.84 Acres

      Nimtz Pkwy

      Land • 7.84 Acres
      0 Nimtz Pkwy, South Bend, IN 46628
      View Details
    • Value Estimation by Request
      11.32 Acres

      26905 Us-20 Business

      Land • 11.32 Acres
      26905 Us-20 Business, South Bend, IN 46628
      View Details
    • Value Estimation by Request
      800,000 SF

      Cleveland Rd And Didam Blvd

      Land • 800,000 SF
      0 Cleveland Rd And Didam Blvd, South Bend, IN 46628
      View Details
    • Value Estimation by Request
      83.89 Acres

      Nimtz Pkwy

      Land • 83.89 Acres
      0 Nimtz Pkwy, South Bend, IN 46628
      View Details
    • Value Estimation by Request

      1.73 Ac Outlot Sr 19 Hwy

      Land
      0 1.73 Ac Outlot Sr 19 Hwy, South Bend, IN 46628
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Prime Northwest Location Land Parcels

      10.09 acres with quick access to major routes.
      4403 Brick Rd, South Bend, IN 46628
      View Details
    • Contact for pricing
      3,724,380 SF

      85.5 Acres Development Opportunity

      85.5 acres of land with high visibility on US-31.
      53438 Olive St, South Bend, IN 46628
      View Details
    • Contact for pricing

      Land in Augustine Lake Estates

      Land in picturesque community with easy highway access.
      52733 Blue Winged Trl, South Bend, IN 46628
      View Details
    • Contact for pricing

      Land in Augustine Lake Estates

      Land in picturesque community with easy highway access.
      52516 Common Eider Trl, South Bend, IN 46628
      View Details
    • Contact for pricing

      Land in Picturesque Community

      Land in St. Joseph County, convenient location.
      52652 East Trl, South Bend, IN 46628
      View Details
    • Contact for pricing

      Land in Augustine Lake Estates

      Land in picturesque community with easy highway access.
      52744 Blue Winged Trl, South Bend, IN 46628
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Flex Industrial/Warehouse Building For Lease

      Flex industrial/warehouse building with office space available for lease.
      3605 Gagnon St, South Bend, IN 46628
      View Details
    • $4 SF/Yr
      100,000 SF

      South Bend Warehouse Space Available

      100,000 SF warehouse with docks and grade-level door.
      3310 William Richardson Dr, South Bend, IN 46628
      View Details
    • Contact for pricing

      Warehouse Space Near Airport

      Well-located warehouse space with immediate connectivity to transportation corridors.
      2301 N Bendix Dr, South Bend, IN 46628
      View Details
    • Contact for pricing
      24,600 SF

      Manufacturing and Warehouse Facility Available

      Clean, well-maintained manufacturing/warehouse facility with renovated office space for lease.
      24355 Edison Rd, South Bend, IN 46628
      View Details
    • Contact for pricing

      Expandable Industrial Building in South Bend

      50,000 SF expandable industrial building for lease in South Bend.
      Dylan Dr, South Bend, IN 46628
      View Details
    • $8 SF/Yr

      South Bend Flex/Industrial Suites

      Office and industrial flex suites available in South Bend.
      3371 W Cleveland Rd, South Bend, IN 46628
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    - 4R Blackthorn Corporate Park
    South Bend, IN 46628
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    - 4R Blackthorn Corporate Park, South Bend, IN, 46628
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!