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    W County Road 550 S Knightstown, IN 37384

    View on Map
    Sponsored
    For Sale
    $1,467,360

    Farm/Estate - Knightstown, IN

    Type:Farm
    Lot size:
    81.52 Acres
    Days on Market:
    16
    Last Refresh:
    Mar 7 at 2:06 am

    Property Features for W County Road 550 S

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    APN
    33-16-10-000-102.000-029
    Parking features
    Garage
    Lot size
    81.52 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Nicholas George
    Nicholas George

    GesWein Farm & Land Realty (765) 427-1619

    Listing agent Nicholas George (765) 426-6666

    Listing date Feb 20, 2026

    MLS# 11642372 Listing URL

    Copyright © 2026 My State MLS. 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

    Productive Farmland Near Knightstown, Indiana

    Located just north of Knightstown, near I-70 and southwest of Greensboro, this income-producing farm in Henry County, Indiana, encompasses approximately 81.52 contiguous acres. The tract benefits from roughly 1,330 feet of frontage on W 550 S and approximately 2,650 feet along Kennard Road, providing excellent access. The property's shape and layout are conducive to efficient row-crop farming and potential field reconfiguration. Multiple access points facilitate logistics for planting and harvesting. The land has a proven production history and is attractive to cash-rent tenants or owner-operators. Strong rental demand exists in the area, making it easy to lease to local operators. The property offers opportunities for diversification, including continuing row crops, adding cover cropping, leasing for hunting or recreation, or holding as a land-banking asset. It is suitable for consolidation into an existing operation or as a passive income asset. The location provides convenient access to regional grain markets.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Knightstown
    County
    Henry
    State
    Indiana
    Longitude
    -85.515123
    Latitude
    39.853116

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      Rush County Grain Farm

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    FAQs

    What type of property is this?
    Farm - 81.52 acres of contiguous farmland with road frontage.
    Where is this farm located?
    The property is located at W County Road 550 S Knightstown, IN.
    What is the asking price?
    The asking price for this property is $1,467,360.
    What are key features of this property?
    This property features: - Approximately 81.52 contiguous acres of income-producing farmland.; - Prime central Indiana location with easy access to I-70, Knightstown, and regional grain markets.; - Dual road frontage (1,330 feet on W 550 S and 2,650 feet on Kennard Road) for easy field access.
    (317) 840-1764
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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
    W County Road 550 S Knightstown, IN 37384
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    We can help!
    Listing Contact
    Nicholas George
    Nicholas George
    (317) 840-1764 (765) 426-6666
    Learn more
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