Turnkey Office Suite with
For Sale
Contact for pricing
10412 Allisonville Rd, Fishers, IN 46038
Turnkey office suite offers 611 RSF and dedicated on-site parking, with Suite 103 featuring its own exterior entrance.
Property Size611 SF
Price / SF$302.78
Days on Market138
Property Features for 10412 Allisonville Rd
General Information
Standard status
Active
Size
611 SF
Property subtype
OFFICE
Amenities
professionally managed building
own exterior entrance
Listing Agency:
SVN | Northern Commercial
(317) 843-8448
Listed By:
Jess Lawhead, CCIM · License #IN RB14047741
(317) 454-2241
Source:
Moodyscre
Added: Apr 30
Changed: Sep 13
Last Checked: Sep 13 at 11:47AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of SVN | Northern Commercial
Investment Insights
Based on property information with market context.
This for-sale turnkey office suite provides 611 RSF of professionally managed space. Suite 103 includes its own exterior entrance, offering a separate, customer-friendly approach compared with interior-only access.
The property is located in Fishers at 10412 Allisonville Rd and is described as having dedicated on-site parking for tenants and patients.
The available suite is well suited for an office user seeking ready-to-occupy space within a managed building, with dedicated parking on-site and direct exterior access for Suite 103.
The property is located in Fishers at 10412 Allisonville Rd and is described as having dedicated on-site parking for tenants and patients.
The available suite is well suited for an office user seeking ready-to-occupy space within a managed building, with dedicated parking on-site and direct exterior access for Suite 103.
Key Highlights
- 611 RSF turnkey office suite
- Suite 103 includes its own exterior entrance
- Dedicated on‑site parking for tenants and patients
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$7,843
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.24%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$156,860
$156.9K
Cap Rate 7%
$112,043
$112.0K
Cap Rate 9%
$87,144
$87.1K
Market Conditions
NOI Build-Up for 611 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$12.8K $21.00/SF
− Vacancy
−$2.4K −$3.89/SF
EGI
$10.5K $17.12/SF
− OpEx
−$2.6K −$4.28/SF
NOI
$7.8K $12.84/SF
Area
Fishers, IN
Vacancy
18.50%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$156,860
Cap Rate 7%
$112,043
Cap Rate 9%
$87,144
Alternative Uses
Best Use
Office B
$112.0K
$98.0K – $130.7K
NOI $7,843 @ 7.0% cap · market cap 4.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$150.4K
$131.6K – $175.5K
NOI $10,530 @ 7.0% cap · market cap 5.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
411
Businesses Nearby
Explore this area
Business Placement
Demographics for 46038, IN
42,694
Population
17,738
Households
2.4
Avg Household Size
36
Median Age
60%
College-Educated
98%
High-School Grad
15.5 sq mi
ZIP Area
2,754
Density / Sq Mi
$105,092
Median Household Income
$61,220
Median Earnings
$1,489
Median Rent
$301,600
Median Home Value
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Market
Vacancy Rate% for Office in Midwest region
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Frequently Asked Questions
What type of property is this?
Office units - Turnkey office suite offers 611 RSF and dedicated on-site parking, with Suite 103 featuring its own exterior entrance.
Where is this office units located?
The property is located at 10412 Allisonville Rd Fishers, IN.
What is the asking price?
The asking price for this property is $185,000.
What are key features of this property?
This property features: 611 RSF turnkey office suite; Suite 103 includes its own exterior entrance; Dedicated on‑site parking for tenants and patients
