Office Unit with Exterior
For Sale
$185,000
10412 Allisonville Road Suite 103, Fishers, IN 46038
A move-in-ready office suite in a professionally managed building with reserved on-site parking.
Property Size51,948 SF
Price / SF$302.78
Days on Market152
Property Features for 10412 Allisonville Road Suite 103
General Information
Standard status
Active
Size
51,948 SF
Net Rentable
611 SF
Class
A
Property subtype
Office
Building Details
Building Size
51,948 SF
Year Built
2004
Listing Agency:
(317) 447-4403
Listed By:
Jess Lawhead, SIOR, CCIM, CBI · License #IN #RB14047741
(317) 447-4403
Source:
Svn
Added: Apr 1
Changed: Aug 30
Last Checked: Aug 30 at 5:26AM
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 Jess Lawhead, SIOR, CCIM, CBI
Investment Insights
Based on property information with market context.
Suite 103 provides 611 RSF of office space within a professionally managed building completed in 2004. The unit is configured for immediate occupancy and includes a private exterior entrance, giving occupants direct access separate from common building circulation.
The property is located at 10412 Allisonville Road in Fishers, Indiana. Dedicated parking is available on site for tenants and patients, supporting day-to-day office operations and visitor access. The suite offers a straightforward setting for an office user seeking an established professional environment with convenient entry and parking.
The property is located at 10412 Allisonville Road in Fishers, Indiana. Dedicated parking is available on site for tenants and patients, supporting day-to-day office operations and visitor access. The suite offers a straightforward setting for an office user seeking an established professional environment with convenient entry and parking.
Key Highlights
- 611 RSF office suite
- Private exterior entrance for Suite 103
- Ready for immediate occupancy
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
Property Profile
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
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - A move-in-ready office suite in a professionally managed building with reserved on-site parking.
Where is this office units located?
The property is located at 10412 Allisonville Road Suite 103 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 office suite; Private exterior entrance for Suite 103; Ready for immediate occupancy
