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    2805 Boulevard Pl Indianapolis, IN 46208

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    Sponsored
    For Sale
    $199,000

    Traditional, Duplex - Indianapolis, IN

    Type:Duplex
    Property size:
    2,960 SF
    Lot size:
    0.09 Acres
    Days on Market:
    17
    Last Refresh:
    Mar 14 at 12:06 pm

    Property Features for 2805 Boulevard Pl

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Duplex
    Standard status
    Active
    Zoning
    D5
    Rooms
    Basement
    APN
    490626132004000101
    Basement Y/N
    1
    Size
    2,960 SF
    Lot size
    0.09 Acres

    Utilities

    Heating system
    Electric (Heating), Heat Pump (Heating), Natural Gas
    Cooling system
    Central Air

    Building Details

    Year built
    1920
    Number of units
    2
    Architectural style
    New Traditional

    We can help!

    Listing Contact
    Peter Stewart
    Peter Stewart

    Keller Williams Indianapolis Metro North (317) 846-6300

    Listing agent Peter Stewart (317) 846-6300 License #RB15000083

    Listing date Feb 25, 2026

    MLS# 22067089 Listing URL

    Copyright © 2026 MIBOR Service Corporation. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Highland Vicinity Duplex Opportunity

    Located in the rapidly developing Highland Vicinity neighborhood of Indianapolis, this top/bottom duplex at 2805 Boulevard Place offers convenient access to downtown. The property is situated minutes from the new $4.3 billion IU Health hospital expansion, Ivy Tech, the Children's Museum, 16 Tech Campus, Marian University, and the downtown IU campus. The location is suitable for long-term, mid-term, or short-term rentals. Each unit features 2 bedrooms and 1 bath, with approximately 1,480 sq ft of living space. The upper unit is vacant and updated, featuring new LVP flooring, a refreshed kitchen, a dedicated laundry area, and central heat & AC. The lower unit is tenant-occupied at $1,050/month with a lease through 5/30/26, and includes high ceilings, an open layout, an updated bath, and its own laundry. Recent improvements to both units include fresh paint, newer appliances, and various maintenance updates. The property sits on a 0.09-acre lot. The zoning is D5. Utilities are currently owner-paid, with tenants reimbursing $200/month. The property is located in Marion County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Inner Me Early ... Daycare Center

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Indianapolis
    County
    Hamilton
    State
    Indiana
    Longitude
    -86.162718
    Latitude
    39.806794

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    FAQs

    What type of property is this?
    Duplex - Updated duplex near downtown Indianapolis with income potential.
    Where is this duplex located?
    The property is located at 2805 Boulevard Pl Indianapolis, IN.
    What is the asking price?
    The asking price for this property is $199,000.
    What are key features of this property?
    This property features: - Turnkey duplex offering strong cash flow potential in a rapidly developing area near downtown Indianapolis.; - Prime location near major institutions ideal for various rental strategies.; - Vacant, updated upper unit is move-in/rent-ready with dedicated laundry and central heat/AC.
    (317) 846-6300
    Request Owner's contact information
    2805 Boulevard Pl Indianapolis, IN 46208
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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
    2805 Boulevard Pl Indianapolis, IN 46208
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    We can help!
    Listing Contact
    Peter Stewart
    Peter Stewart
    Real Estate License ID: RB15000083
    (317) 846-6300 (317) 450-9202 (317) 564-7100
    Learn more
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