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    Property profile & analytics

    25855 State Rd 2nd 2 South Bend, IN 46619-4736

    • Warehouses
    • 10,769 SF
    • 5.94 lot acres
    OFF-MARKET
    Value Estimations
    $695,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US31-1895816
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Warehouses

    Property Details for 25855 State Rd 2nd 2

    Year built
    1930
    Construction
    WOOD
    Lot size
    5.94 lot acres
    Property size
    10,769 SF
    Property type
    Warehouses
    APN
    71-07-12-151-006.000-029
    APU
    710712151006000029

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $680,000
      Market price range: $183k - $680k
      AI Estimate
      $538,000
      Market price range: $139k - $558k

    • Alternative Use

      Use
      Estimation
      WAREHOUSE, STORAGE
      $460,000
      Current use
      RETAIL STORES
      $965,000
      Change: +110% Conversion: Moderate
      AUTO REPAIR, GARAGE
      $815,000
      Change: +78% Conversion: Easy
      COMMERCIAL (GENERAL)
      $730,000
      Change: +59% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    South Bend
    County
    St. Joseph
    State
    Indiana
    Longitude
    -86.3679
    Latitude
    41.6735
    CBSA code
    43780
    CBSA name
    SOUTH BEND-MISHAWAKA, IN-MI METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $6,564
    $105,400
    $156,800
    $262,200
    -
    $105,400
    $156,800
    $262,200

    Comparable in this City

    • Value Estimation
      $1,910,000
      29,532 SF

      1545 Olive St

      WAREHOUSE, STORAGE • 29,532 SF
      1545 Olive St, South Bend, IN 46619-4295
      View Details
    • Value Estimation by Request
      9,672 SF

      17 Lot 28th Western Lot Lot

      STORAGE YARD, OPEN STORAGE • 9,672 SF
      17 Lot 28th Western Lot Lot, South Bend, IN 46619
      View Details
    • Value Estimation
      $850,000
      40,540 SF

      137 Olive St

      WAREHOUSE, STORAGE • 40,540 SF
      137 Olive St, South Bend, IN 46619-2103
      View Details
    • Value Estimation
      $1,175,000
      18,414 SF

      56519 Peach Rd

      WAREHOUSE, STORAGE • 18,414 SF
      56519 Peach Rd, South Bend, IN 46619
      View Details
    • Value Estimation
      $1,245,000
      111,970 SF

      3602 Sample St

      STORAGE YARD, OPEN STORAGE • 111,970 SF
      3602 Sample St, South Bend, IN 46619-2923
      View Details
    • Value Estimation
      $1,075,000
      40,224 SF

      1115 Sample St

      WAREHOUSE, STORAGE • 40,224 SF
      1115 Sample St, South Bend, IN 46619-3829
      View Details

    Similar Nearby for Sale

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      192,000 SF

      Historic South Bend Warehouse

      192,000 SF Warehouse - $389,000
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      View Details
    • Contact for pricing
      114,020 SF

      South Bend Redevelopment Opportunity

      Industrial land with redevelopment potential and rail access.
      3602 W Sample St, South Bend, IN 46619
      View Details
    • $189,000
      1.21 Acres

      South Bend Mixed-Use Opportunity

      Unique mixed-use property with high visibility and endless opportunities.
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    • $549,000

      Commercial Land Available

      Prime commercial land with multiple lots and municipal utilities.
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    • Contact for pricing
      0.13 Acres

      Residential Land in South Bend

      Vacant lot with off-street parking and alley access.
      3527 W Western Ave, South Bend, IN 46619
      View Details
    • Contact for pricing
      0.14 Acres

      Vacant Lot with Alley Access

      Vacant commercial land with off-street parking and alley access.
      3523 W Western Ave, South Bend, IN 46619
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    Similar Nearby for Lease

    • Contact for pricing
      77,000 SF

      77,000 SF Industrial Space Available

      77,000 SF industrial space for sublease until April 2026.
      4491 Mayflower Rd, South Bend, IN 46619
      View Details
    • $29 SF/Yr
      6,225 SF

      Prime South Bend Retail Space

      Modern Retail Center, 3 Suites Available
      4921 Western Ave, South Bend, IN 46619
      View Details
    • $29 SF/Yr

      Retail Space Near Major Interchange

      Retail development with spaces available, anchored by Starbucks.
      4921 W Western Ave, South Bend, IN 46619
      View Details
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    25855 State Rd 2nd 2
    South Bend, IN 46619-4736
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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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