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    Productive Tillable Farmland Title is generated by Realmo AI

    1100 East 400 South, Greentown, IN 46936

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    Claim this Listing
    For Sale
    $7,100,000

    Mostly tillable farmland offered as multiple parcels, including a Tipton County parcel with grain bins.

    Type:Lots & Lands / Agricultural Land
    Property size:
    19,602,000 SF
    Price / SF:
    $0.36/SF
    Added:
    May 22, 2026
    Days on Market:
    16
    Last Refresh:
    Jun 6 at 5:13 am

    Property Features for 1100 East 400 South

    General Information

    Standard status
    Active
    Size
    19,602,000 SF
    Property subtype
    Lots & Lands / Agricultural Land

    We can help!

    Listing Contact
    Kevin Hardie

    Listing agent Kevin Hardie License #RB14007341

    Listing office Hardie Group

    Listing date May 22, 2026

    Source Compass

    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 Hardie Group

    HighLights

    • Mostly tillable farmland offered as 10 parcels sold together, totaling approximately 450 acres
    • Owner may consider selling some parcels separately
    • Tipton County parcels include 1 parcel containing 5 grain bins (Parcel #9)
    • 6 parcels are in Howard County near Phlox at 400 South & 1100 East
    • 4 parcels are in Tipton County near 650 N & 400 & 500 East
    • Information on tillable acreage, right of ways, and ditch assessments comes from county assessor records (aerial photos are for marketing only)

    Overview

    This offering presents productive farmland consisting of 10 parcels being sold together, with acreage described as mostly tillable. The seller notes that the owner may consider selling some parcels separately. Parcel details, including parcel numbers and partial legal descriptions, are available upon request, and property tax information is reflected for all 10 parcels.

    Six of the parcels are located in Howard County near Phlox at the intersection area of 400 South & 1100 East. The remaining four parcels are located in Tipton County near 650 N & 400 East and 500 East. Aerial photos are provided for marketing purposes only and are not intended to represent actual boundary lines.

    One specific parcel is identified as Parcel 9, which is located in Tipton County and contains 5 grain bins. The seller emphasizes that information, including tillable acreage, right-of-ways, and ditch assessments, is drawn from county assessor records and aerial photos. Prospective buyers looking for a consolidated farmland acquisition with an on-site grain storage component should review the parcel list and legal descriptions before making a decision.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Greentown
    County
    Howard
    State
    Indiana
    Longitude
    -85.956226
    Latitude
    40.420703

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Mostly tillable farmland offered as multiple parcels, including a Tipton County parcel with grain bins.
    Where is this agricultural land / farmland located?
    The property is located at 1100 East 400 South Greentown, IN.
    What is the asking price?
    The asking price for this property is $7,100,000.
    What are key features of this property?
    This property features: Mostly tillable farmland offered as 10 parcels sold together, totaling approximately 450 acres; Owner may consider selling some parcels separately; Tipton County parcels include 1 parcel containing 5 grain bins (Parcel #9)
    (765) 457-7214
    We can help!
    Listing Contact
    Kevin Hardie
    Real Estate License ID: RB14007341
    Learn More
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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
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