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    12228 Indiana Street Leopold, IN 47551

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    For Sale
    $210,000

    Retail, Convenience,Food Store,Gas Station,Shopping - Leopold, IN

    Type:Retail
    Property size:
    4,000 SF
    Lot size:
    0.23 Acres
    Price / SF:
    $52/SF
    Added:
    Mar 14, 2025
    Days on Market:
    421
    Last Refresh:
    May 8 at 3:06 am

    Property Features for 12228 Indiana Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Bathrooms
    8
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 5, Kitchen, Office
    Interior features
    Drywall, Wood, 220 Volts, Living Space, Basement, Display Window(s), Office Space, Refrigeration/Freezer
    Exterior features
    220 Volts, Living Space, Basement, Display Window(s), Office Space, Refrigeration/Freezer
    Standard status
    Active
    APN
    62-09-01-308-003.000-003
    Size
    4,000 SF
    Lot size
    0.23 Acres

    Taxes and HOA fees

    Tax Annual Amount
    1549.36

    Utilities

    Heating system
    Natural Gas
    Cooling system
    Central Air

    Building Details

    Year built
    1918
    Floors in Building
    2
    Flooring type
    Carpet, Vinyl, Wood
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Phyllis LaGrange

    Listing agent Phyllis LaGrange License #RB14044704

    Listing office Key Associates Signature Realty 932 Tell St., Santa Claus, IN

    Listing date Mar 14, 2025

    MLS# 202508246 Listing URL

    Copyright © 2026 Southwest Indiana Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Turnkey business opportunity: Purchase the real estate, inventory, equipment, fixtures, and supplies of an established country store.
    • Two‑bedroom, one‑bath living area attached to the store, ideal for owner‑operator or rental income.
    • High‑visibility corner lot in the heart of Leopold, offering versatile potential for residential, rental, restaurant, daycare, or new business ventures.
    • Approximately 4,000 square feet of space suitable for a variety of uses.
    • Established business with strong community ties and immediate operational potential.
    • Property includes a gas pump and deli with fresh sandwiches, meats, and ice cream.

    Overview

    Leopold Retail Store with Living

    Located in the heart of Leopold, Indiana, this property features approximately 4,000 square feet of space and has historically served the community as Guillaume’s Store, offering groceries, everyday essentials, gift items, gas, and deli items such as sandwiches, meats, and ice cream. The property is situated on a corner lot, providing high visibility. Attached to the store is a two-bedroom, one-bath living area, complete with a kitchen, living room, and an additional space suitable for a laundry room or office. This residential area is ideal for an owner-operator or as a potential rental income unit. The property, with a lot size of 0.23 acres, offers possibilities for future use, including residential living, rental units, a restaurant, daycare, or a new business venture. The building and lot are offered for sale, presenting an opportunity to own a versatile property with a strong community history.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Guillaume's Store Grocery & Convenience Store United States Postal ... Post Office

    Suggested Use

    Restaurant Gym & Fitness Center Food Market Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Leopold
    County
    Perry
    State
    Indiana
    Longitude
    -86.583039
    Latitude
    38.104738

    FAQs

    What type of property is this?
    Grocery and convenience store - Turnkey business opportunity with living area in Leopold, Indiana.
    Where is this grocery and convenience store located?
    The property is located at 12228 Indiana Street Leopold, IN.
    What is the asking price?
    The asking price for this property is $210,000.
    What are key features of this property?
    This property features: **Turnkey business opportunity:** Purchase the real estate, inventory, equipment, fixtures, and supplies of an established country store.; **Two‑bedroom, one‑bath living area attached to the store, ideal for owner‑operator or rental income.**; High‑visibility corner lot in the heart of Leopold, offering versatile potential for residential, rental, restaurant, daycare, or new business ventures.
    (812) 937-4486
    We can help!
    Listing Contact
    Phyllis LaGrange
    Real Estate License ID: RB14044704
    Learn More
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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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