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    The Largest CRE Database in the US with Over 1 Million Listings

    440 South 800 East Zionsville, IN 46077

    Sponsored
    For Sale
    Pending
    $1,049,000

    Residential Lots - Zionsville, IN

    Property size:
    2,018 SF
    Lot size:
    7.00 Acres
    Days on Market:
    11
    Last Refresh:
    Feb 8 at 3:06 pm

    Property Features for 440 South 800 East

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    Zoning
    Agricultural
    APN
    060805000009000016
    Exterior features
    Fencing
    Fencing
    Fenced
    Size
    2,018 SF
    Lot size
    7.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Michelle Armstrong

    Encore Sotheby's International Realty (317) 660-4444

    Listing agent Michelle Armstrong (317) 660-4444 License #RB22000858

    Listing date Jan 29, 2026

    MLS# 22071590 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

    7-Acre Property in Zionsville

    This 7-acre property in Zionsville features functional acreage, a modern living space, and improvements. The land is planted with grass suitable for horses and cattle, and includes young pin oak, cherry, spruce, and white pine trees. At the center of the property is a 2,018-square-foot carriage house with cedar siding, metal roofing, and Marvin windows. The studio-style layout includes a full kitchen, bathroom, laundry, and a combined living/sleeping area, complete with a tankless water heater, mini-split HVAC systems, and two covered porches. An insulated 4-bay workshop/garage offers mini-split HVAC, 10-foot insulated R18 doors, 11'3" ceilings, two 30-amp RV hookups, and a 48-foot attic for storage. Additional features include a private well, septic system, and fencing. The property is located minutes from Carpenter Nature Preserve and within the Zionsville Community Schools district, offering rural tranquility with access to Zionsville's Main Street and commuter routes. The property is suitable as a guest house, private retreat, or comfortable home base while building a future main residence. The option to purchase a total of 12 acres is available.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Specialty properties

    Suggested Use

    Hotel & Motel Gym & Fitness Center Garden Center Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Zionsville
    County
    Boone
    State
    Indiana
    Longitude
    -86.317897
    Latitude
    40.033696

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    FAQs

    What type of property is this?
    Specialty property - 7-acre property with modern living space and premium improvements.
    Where is this specialty property located?
    The property is located at 440 South 800 East Zionsville, IN.
    What is the asking price?
    The asking price for this property is $1,049,000.
    What are key features of this property?
    This property features: - 7-acre property, with option to purchase 12 acres, ideal for horses and cattle with planted trees.; - 2,018 sq ft carriage house features a full kitchen, bathroom, laundry, and modern amenities like a tankless water heater and mini-split HVAC.; - Insulated 4-bay workshop/garage with HVAC, 10-foot doors, RV hookups, and attic storage.
    (317) 531-5046
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    440 South 800 East Zionsville, IN 46077
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    Zionsville, IN 46077
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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
    440 South 800 East Zionsville, IN 46077
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    We can help!
    Listing Contact
    Michelle Armstrong
    Real Estate License ID: RB22000858
    (317) 531-5046
    Learn more
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