Retail and Industrial Value-Add Opportunity

5450 W 86th St, Indianapolis, IN 46268

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For Sale

$2,500,000

3.05-acre property with retail and industrial components for sale.

Property size:

15,000 SF

Lot size:

3.05 Acres

Price / SF:

$166/SF

HighLights

3.05‑acre property with both retail and industrial components.
Retail site (15,000 sq ft) zoned C4 with potential for 9 units.
Industrial building (6,300 sq ft) zoned I4 suitable for various industrial uses.
Value‑add opportunity through CAPEX improvements to modernize retail units.
Potential for increased rental income through renovations and lease‑up strategies.
Strong zoning designations (C4 and I4) offering versatility.

We can help!

Listing Contact

Jason Alsup

For Sale

$2,500,000

3.05-acre property with retail and industrial components for sale.

Property size:

15,000 SF

Lot size:

3.05 Acres

Price / SF:

$166/SF

Added:: Apr 17, 2025
Days on Market:: 422
Last Refresh:: Jan 20 at 10:10 am

Property Features for 5450 W 86th St

General Information

Standard status: Active
Size: 15,000 SF
Lot size: 3.05 Acres

We can help!

Listing Contact

Jason Alsup

Listing agent Jason Alsup License #RB14035549

Listing office exp realty, llc

Listing date Apr 17, 2025

Source Exprealty

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 exp realty, llc

HighLights

3.05‑acre property with both retail and industrial components.
Retail site (15,000 sq ft) zoned C4 with potential for 9 units.
Industrial building (6,300 sq ft) zoned I4 suitable for various industrial uses.
Value‑add opportunity through CAPEX improvements to modernize retail units.
Potential for increased rental income through renovations and lease‑up strategies.
Strong zoning designations (C4 and I4) offering versatility.

Overview

This 3.05-acre property offers a value-add opportunity with both retail and industrial components. The retail site, zoned C4, consists of 15,000 square feet and is currently configured with 8 units, with the potential to be converted into 9 units. Most spaces are built out but would benefit from CAPEX improvements to modernize and maximize rental income. The industrial building, zoned I4, offers 6,300 square feet and is ideal for various industrial uses, providing flexibility for owner-users or tenants. This property is suitable for investors looking to enhance value through renovations and lease-up strategies. With zoning designations and ample space for improvements, this site is ready for its next phase of growth.

Local Financial Insights For Mixed Use

Simulate Cap Rate and NOI

NOI Build-Up

Component	$	$/SF
Gross rent	$324.0k	$21.60
− Vacancy	−$32.4k	−$2.16
EGI	$291.6k	$19.44
− OpEx	−$109.4k	−$7.29
NOI	$182.3k	$12.15

15,000 SF · lease $21.60/SF/yr · vacancy 10.00% · expense 37.50%

Alternative Uses

Best Use

Mixed Use

$2.60M

$2.28M – $3.04M (±1% cap)

NOI $182,250 @ 7.0% cap · market cap 7.29%

Second Best

Retail

$2.31M

$2.02M – $2.69M (±1% cap)

NOI $161,406 @ 7.0% cap · market cap 6.46%

Theoretical Best

Office A

$3.73M

$3.27M – $4.36M (±1% cap)

NOI $261,360 @ 7.0% cap · market cap 10.45%

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

Property Profile Location Intelligence

Current Use by Public Records

Retail space

Suggested Use

Location Insight

Map
Local Demand

City: Indianapolis
County: Hamilton
State: Indiana
Longitude: -86.2567
Latitude: 39.9113

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For sale
Mixed-use properties
IN
Indianapolis
46268
5450 W 86th St

What type of property is this?

Mixed-use property - 3.05-acre property with retail and industrial components for sale.

Where is this mixed-use property located?

The property is located at 5450 W 86th St Indianapolis, IN.

What is the asking price?

The asking price for this property is $2,500,000.

What are key features of this property?

This property features: 3.05‑acre property with both retail and industrial components.; Retail site (15,000 sq ft) zoned C4 with potential for 9 units.; Industrial building (6,300 sq ft) zoned I4 suitable for various industrial uses.

5450 W 86th St, Indianapolis, IN 46268

3.05-acre property with retail and industrial components for sale.

Property Features for 5450 W 86th St

General Information

We can help!

HighLights

Overview

Local Financial Insights For Mixed Use

Simulate Cap Rate and NOI

Alternative Uses

Current Use by Public Records

Suggested Use

Location Insight

Nearby Similar for Sale

Restaurant/QSR With Drive-Thru Potential

Value-Add Commercial Opportunity in Indianapolis

Hard-Corner Retail/Office Building

Freestanding Office Building on Shadeland

Freestanding Office Building on Shadeland

Flexible Office Building with Detached Garage

Renovated Office Flex Complex

Heavy Industrial Dock-High Warehouse

Corner Two-Tenant Retail and Auto Site

Multi-Office Building with Private Parking

Auto Shop with Paint Booth

Keystone Avenue Redevelopment Opportunity

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