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    10 Argos In Argos, IN 46501

    • Industrial properties
    • 6.34 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Industrial properties

    Property Details for 10 Argos In

    Lot size
    6.34 lot acres
    Property type
    Industrial properties
    Property subtype
    Manufacturing properties

    Description

    This exceptional 6.34-acre industrial property is strategically located at the southwest corner of US 31 and State Road 10 in Argos, Indiana, directly adjacent to a Dollar General. Boasting 384 feet of frontage on US 31 and 352 feet on SR 10, this site benefits from an average daily traffic count of 27,420 on US 31, ensuring high visibility and accessibility. All municipal utilities are readily available on-site, including electric service from the Indiana Municipal Power Agency (IMPA), natural gas from NIPSCO, water and sewer from the Town of Argos, telecommunications from Brightspeed, and internet access via Marshall County Fiber. The seller is open to co-branding opportunities with their Burger King franchise for a qualified developer. This prime location offers excellent transportation links, with Interstate 80/90 situated 40 miles away and US Highway 31 just 0.1 miles from the property. The South Bend International Airport is also conveniently located 40 miles away, and Norfolk & Southern provides rail service in the area. This property presents a unique investment opportunity for businesses seeking a high-traffic, well-serviced location in a growing area. The asking price for this exceptional industrial land is $275,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Argos
    County
    Marshall
    State
    Indiana
    Longitude
    -86.2612
    Latitude
    41.238

    Comparable in this City

    • Value Estimation
      $280,000
      4,320 SF

      750 Michigan St

      MANUFACTURING (LIGHT) • 4,320 SF
      750 Michigan St, Argos, IN 46501-1171
      View Details
    • Value Estimation by Request
      5.70 Acres

      13990 State Rd 10

      MANUFACTURING (LIGHT) • 5.70 Acres
      13990 State Rd 10, Argos, IN 46501-9738
      View Details
    • Value Estimation
      $350,000
      15,300 SF

      10625 State Rd 10

      MANUFACTURING (LIGHT) • 15,300 SF
      10625 State Rd 10, Argos, IN 46501-9510
      View Details
    • Value Estimation
      $255,000
      4.22 Acres

      Dewey St

      HEAVY MANUFACTURING • 4.22 Acres
      Dewey St, Argos, IN 46501
      View Details
    • Value Estimation
      $780,000
      64,360 SF

      820 Dewey St

      MANUFACTURING (LIGHT) • 64,360 SF
      820 Dewey St, Argos, IN 46501-1284
      View Details
    • Value Estimation
      $320,000
      7,951 SF

      13990 State Rd 10

      MANUFACTURING (LIGHT) • 7,951 SF
      13990 State Rd 10, Argos, IN 46501-9738
      View Details

    Similar Nearby for Sale

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      Argos, Indiana Agricultural Land

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    • $211,000
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      Industrial Land with Rail Access

      4-acre industrial land with rail access and highway frontage.
      Dewey St, Argos, IN 46501
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      48.00 Acres

      48 Acres Cropland in Argos

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      View Details
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    10 Argos In
    Argos, IN 46501
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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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