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    1 Us-421 Westville, IN 46391

    • Land
    • 1.34 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 1 Us-421

    Lot size
    1.34 lot acres
    Property type
    Land

    Description

    This exceptional 1.34-acre commercial land parcel presents a remarkable investment opportunity in Westville, Indiana. Ideally situated on Highway 421, this B2-zoned property boasts unparalleled accessibility and visibility. Its strategic location between Michigan City, LaPorte, and Valparaiso ensures high traffic volume and exposure to a substantial consumer base. The property's proximity to the Indiana Toll Road (one mile south of the exit) and Purdue Northwest further enhances its appeal and potential for significant return on investment. The asking price is $95,000. This prime acreage offers a blank canvas for a diverse range of commercial ventures, from retail establishments to light industrial uses. The expansive lot size provides ample space for development, allowing for flexibility in design and construction. Don't miss this chance to secure a highly desirable commercial property in a thriving Indiana community. Its location and zoning make it an ideal investment for those seeking strong growth potential and a strategic foothold in a rapidly developing area. The property is ready for your vision and offers a unique opportunity to build your business success.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Westville
    County
    LaPorte
    State
    Indiana
    Longitude
    -86.9223
    Latitude
    41.5402

    Comparable in this City

    • Value Estimation by Request
      3.99 Acres

      Us-421

      Land • 3.99 Acres
      0 Us-421, Westville, IN 46391
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    • Value Estimation by Request
      11.79 Acres

      Otis Rd

      Land • 11.79 Acres
      0 Otis Rd, Westville, IN 46391
      View Details
    • Value Estimation by Request
      39.60 Acres

      550 550

      Farms • 39.60 Acres
      550 550, Westville, IN 46391
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    • Value Estimation by Request
      4,950 SF

      351 Main St

      COMMERCIAL (GENERAL) • 4,950 SF
      351 Main St, Westville, IN 46391-9356
      View Details
    • Value Estimation by Request
      2,688 SF

      1555 County Line Rd

      COMMERCIAL (GENERAL) • 2,688 SF
      1555 County Line Rd, Westville, IN 46391-9592
      View Details
    • Value Estimation
      $560,000
      9,360 SF

      4725 Us Hwy 421

      COMMERCIAL (GENERAL) • 9,360 SF
      4725 Us Hwy 421, Westville, IN 46391-9678
      View Details

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    • $39,900
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      Westville, IN Vacant Land

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    1 Us-421
    Westville, IN 46391
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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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