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    4536 Lake Blackthorn Dr South Bend, IN 46628
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    4536 Lake Blackthorn Dr South Bend, IN 46628

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    • Commercial land
    For Sale
    $72,000
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    Lake Blackthorn Commercial Lot Available For Sale
    $72,000

    Lake Blackthorn Commercial Lot Available

    Commercial lot zoned for local business near major transportation routes.

    4536 Lake Blackthorn Dr, South Bend, IN 46628
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    Property ID
    US31-1676539
    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.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial land

    Property Details for 4536 Lake Blackthorn Dr

    Property type
    Commercial land
    Property subtype
    Commercial real estate

    Description

    The Village Shoppes at Lake Blackthorn Lot #2 is currently for sale for and zoned for local business. Located on the corner of Brick and the entrance to high-end villa neighborhood, the Villas at Lake Blackthorn, it would be the perfect location for a strip mall with a bank/ATM, Dry Cleaner, Ice Cream Shop/Coffee shop. The visibility is amazing being located right near the on and off ramp for US 31 Bypass and the I-80/90 road that would draw in additional and significant business. This lot can also be sold with contiguous lot #1. For sale or build-to-suit. Broker Owned. Architectural standards to enhance property values. Gas, electric, Municipal water/sewer.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    South Bend
    County
    St. Joseph
    State
    Indiana
    Longitude
    -86.34242
    Latitude
    41.737968

    Comparable in this City

    • Contact for pricing

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      Commercial Land Available

      Prime commercial land with multiple lots and municipal utilities.
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      High-Visibility Commercial Land Available

      Land with high traffic, near shopping, dining, and toll road.
      21189 Cleveland Rd, South Bend, IN 46628
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      Commercial Land Near US 20/31

      25.70 acres of commercial land near major transportation routes.
      Cleveland Rd & Mayflower Rd, South Bend, IN 46628
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      Development Ready Industrial Land

      Land available for development with municipal utilities and industrial zoning.
      Cleveland Rd, South Bend, IN 46628
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    Similar Nearby for Sale

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      Shovel-Ready Development Pad For Sale

      Development pad on main thoroughfare near US 20/31 interchange.
      3916 Lincoln Way W, South Bend, IN 46628
      View Details
    • $189,600

      Commercial Land Available

      Prime commercial land with multiple lots and municipal utilities.
      3871 Mayflower Rd, South Bend, IN 46628
      View Details
    • Contact for pricing

      Commercial Land Near US 20/31

      25.70 acres of commercial land near major transportation routes.
      Cleveland Rd & Mayflower Rd, South Bend, IN 46628
      View Details
    • Contact for pricing

      Development Ready Industrial Land

      Land available for development with municipal utilities and industrial zoning.
      Cleveland Rd, South Bend, IN 46628
      View Details
    • Contact for pricing

      Commercial Land in High-Traffic Area

      6-acre commercial outlot in a high-traffic commercial corridor.
      3701 Portage Rd, South Bend, IN 46628
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    • 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

    Similar Nearby for Lease

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      Carbonmill Plaza Retail Space Available

      Retail space for lease in high-traffic South Bend location.
      4505 Ameritech Dr, South Bend, IN 46628
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      Renovated Office Suite Overlooking Golf

      Newly renovated 3,183 SF office suite with golf course views.
      5770 Nimtz Pkwy, South Bend, IN 46628
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      Retail Space Available For Lease

      Retail space available for lease in South Bend, Indiana.
      3903 Portage Rd, South Bend, IN 46628
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    • Contact for pricing
      10,772 SF

      Former Family Dollar Retail Space

      Sublease opportunity in densely populated LaSalle Area.
      2401-2421 Lincoln Way W, South Bend, IN 46628
      View Details
    • Contact for pricing

      High Visibility Office Space Available

      Office space with high visibility and traffic in South Bend.
      5838 Brick Rd, South Bend, IN 46628
      View Details
    • Contact for pricing

      Retail Space For Lease

      Retail space available for lease.
      3701 Portage Rd, South Bend, IN 46628
      View Details
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    South Bend, IN 46628
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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.

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