Sign Up Successful!
You now have access to more from Realmo!
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    Boulder Bay Dr South Bend, IN 46628

    • Land
    • 9.37 lot acres
    For Sale
    View listing
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 0 Boulder Bay Dr

    Lot size
    9.37 lot acres
    Property type
    Land

    Description

    This exceptional 9.37-acre residential lot presents a unique opportunity in South Bend, Indiana. Located on Boulder Bay Drive, this property boasts convenient access to city water and sewer services, while also offering the added benefit of a private well for increased flexibility. The APN is 71-02-27-200-008.000-029. Situated just ten minutes from the University of Notre Dame and near the town of New Carlisle, this location provides a blend of urban convenience and tranquil suburban living. Commuting is a breeze, with the US 31 bypass only two minutes away, and the popular Harbor Country region is a short 30-minute drive. This property offers the ideal setting for building a new home, providing easy access to both bustling city life and peaceful retreats. The property is situated in St. Joseph County, Indiana, with a zip code of 46628. The latitude and longitude coordinates are 41.716388501920314 and -86.38476580884323 respectively. This is a rare opportunity to build your dream home in a highly desirable location. Don't miss out on this exceptional piece of land.

    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
    -86.3848
    Latitude
    41.7164

    Comparable in this City

    • Value Estimation by Request
      0.26 Acres

      52760 Blue Winged Trl

      Land • 0.26 Acres
      52760 Blue Winged Trl, South Bend, IN 46628
      View Details
    • Value Estimation by Request
      0.25 Acres

      52523 Common Eider Trl

      Land • 0.25 Acres
      52523 Common Eider Trl, South Bend, IN 46628
      View Details
    • Value Estimation by Request
      0.27 Acres

      52516 Common Eider Trl

      Land • 0.27 Acres
      52516 Common Eider Trl, South Bend, IN 46628
      View Details
    • Value Estimation by Request
      22.27 Acres

      25474 Us-20

      Land • 22.27 Acres
      25474 Us-20, South Bend, IN 46628
      View Details
    • Value Estimation by Request
      0.25 Acres

      52773 Blue Winged Trl

      Land • 0.25 Acres
      52773 Blue Winged Trl, South Bend, IN 46628
      View Details
    • Value Estimation by Request
      0.35 Acres

      52668 East Trl

      Land • 0.35 Acres
      52668 East Trl, South Bend, IN 46628
      View Details

    Similar Nearby for Sale

    • $65,900
      0.23 Acres

      South Bend Residential Land - $65,900

      0.23-acre lot, peaceful country setting.
      25735 Scent Trl, South Bend, IN 46628
      View Details
    • $65,900
      0.63 Acres

      Prime South Bend Residential Land

      0.63-acre lot, $65,900
      52830 Hollow Trl, South Bend, IN 46628
      View Details
    • $65,900
      0.32 Acres

      South Bend Residential Land - $65,900

      0.32-acre lot in Augustine Lake Estates
      52484 Common Eider Trl, South Bend, IN 46628
      View Details
    • $65,900
      0.24 Acres

      South Bend Residential Land - $65,900

      0.24-acre lot, peaceful country setting.
      25570 Scent Trl, South Bend, IN 46628
      View Details
    • $65,900
      0.30 Acres

      South Bend Residential Land - $65,900

      0.3-acre lot, build your dream home.
      52556 East Trl, South Bend, IN 46628
      View Details
    • $65,900
      0.27 Acres

      South Bend Residential Land Parcel

      Build Your Dream Home, 0.27 Acres
      53712 Terre Verde Hills Ct, South Bend, IN 46628
      View Details

    Similar Nearby for Lease

    • $0.12 SF/Yr
      9,000 SF

      South Bend Commercial Land Outlot

      Prime 1.25-acre outlot, high visibility.
      4505 Ameritech Dr, South Bend, IN 46628
      View Details
    • $4 SF/Yr
      800,000 SF

      South Bend Industrial Build-to-Suit

      800,000 SF Industrial Space Available
      0 Cleveland Rd And Didam Blvd, South Bend, IN 46628
      View Details
    • $6 SF/Yr
      15,096 SF

      6252 Business Center Drive

      Creative Office Space, 15,096 SF
      6252 Business Center Dr, 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
    • $16 SF/Yr
      1,392 SF

      Retail Space For Lease

      1,392 SF retail space available for lease.
      3903 Portage Ave, South Bend, IN 46628
      View Details
    • $6 SF/Yr
      7,440 SF

      South Bend Creative Office Space

      7,440 SF Office, Available Now
      1601 Maplewood Ave, 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.
    Boulder Bay Dr
    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

    Google sign-in failed. Please try again or use another login method.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.