Brewery-Pub with Multiple Overhead
For Sale
$1,250,000
1301 Barth Ave, Indianapolis, IN 46203
Leased brewery-pub building with heavy power, gas heat, and eight rear overhead doors plus an adjacent vacant MU1 lot.
Property Size11,060 SF
Price / SF$113.02
Days on Market47
Property Features for 1301 Barth Ave
General Information
Standard status
Active
Size
11,060 SF
Total Parking Spaces
27
Property subtype
Restaurant
Zoning
CS
Warehouse & Industrial
Drive-In Doors
8
Heavy Power
Yes
Additional Details
Business Included
Yes
Highway Access
Yes
Building Details
Building Size
11,060 SF
Year Built
1981
Tenancy
Single
Listing Agency:
Berkshire Hathaway Home Services Indiana Realty
(317) 435-6212
Listed By:
Raechelle Susemichel
(317) 435-6212
Source:
Thebrokerlist
Added: Jul 10
Changed: Aug 14
Last Checked: Aug 25 at 4:52AM
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 Berkshire Hathaway Home Services Indiana Realty
Investment Insights
Based on property information with market context.
For sale: an 11,060 SF CS-zoned commercial building operating as a brewery/pub and currently leased through 1/28. The facility includes a stage area adjacent to a garage door that opens to an outdoor porch and seating area, along with private offices in the warehouse/brewery section. Construction features include wide column spacing, high ceilings, heavy concrete floors, gas heat, and power service rated at 400 amp, 3-phase. There are eight 12' overhead doors facing an alley at the rear and one smaller overhead door at the main entrance. Roof areas consist of both metal and rubber membrane, and the property offers 27 paved parking spaces.
The offering includes a second parcel: an adjacent vacant lot located at 1310 Shelby St, zoned MU1.
The combination of rear-alley overhead door access, indoor/outdoor capability, and substantial site parking supports a range of commercial uses, including restaurant, retail, warehouse, flex, or unique office space, subject to zoning and approvals.
The offering includes a second parcel: an adjacent vacant lot located at 1310 Shelby St, zoned MU1.
The combination of rear-alley overhead door access, indoor/outdoor capability, and substantial site parking supports a range of commercial uses, including restaurant, retail, warehouse, flex, or unique office space, subject to zoning and approvals.
Key Highlights
- 11,060 SF commercial building built in 1981, zoned CS, plus an adjacent vacant lot at 1310 Shelby St zoned MU1
- Currently leased to a brewery/pub through 1/28, providing income during the lease term
- On‑site parking for 27 vehicles and 8 (12') overhead doors at the rear alley plus a smaller overhead door at the main entrance
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
$66,948
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
5.36%
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%
$1,338,960
$1.3M
Cap Rate 7%
$956,400
$956.4K
Cap Rate 9%
$743,867
$743.9K
Market Conditions
NOI Build-Up for 11,060 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
$86.3K $7.80/SF
− Vacancy
−$7.5K −$0.68/SF
EGI
$78.8K $7.12/SF
− OpEx
−$11.8K −$1.07/SF
NOI
$66.9K $6.05/SF
Area
Indianapolis, IN
Vacancy
8.70%
Lease Rate
$7.80 /SF/Yr
Expense Ratio
15.00%
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%
$1,338,960
Cap Rate 7%
$956,400
Cap Rate 9%
$743,867
Alternative Uses
Best Use
Specialty Retail
$1.97M
$1.73M – $2.30M
NOI $138,112 @ 7.0% cap · market cap 11.05%
Second Best
Warehouse
$956.4K
$836.9K – $1.12M
NOI $66,948 @ 7.0% cap · market cap 5.36%
Theoretical Best
Office A
$2.75M
$2.41M – $3.21M
NOI $192,709 @ 7.0% cap · market cap 15.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Drive-in doors
Single-tenant
Tenancy
Turnkey business
Opportunity
Yes
Heavy power
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,015
Businesses Nearby
Explore this area
Business Placement
Demographics for 46203, IN
38,224
Population
18,057
Households
2.1
Avg Household Size
34
Median Age
26%
College-Educated
79%
High-School Grad
13.9 sq mi
ZIP Area
2,750
Density / Sq Mi
$55,375
Median Household Income
$40,620
Median Earnings
$1,022
Median Rent
$155,500
Median Home Value
Market
Vacancy Rate% for Industrial in Indianapolis, IN
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Brewery - Leased brewery-pub building with heavy power, gas heat, and eight rear overhead doors plus an adjacent vacant MU1 lot.
Where is this brewery located?
The property is located at 1301 Barth Ave Indianapolis, IN.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 11,060 SF commercial building built in 1981, zoned CS, plus an adjacent vacant lot at 1310 Shelby St zoned MU1; Currently leased to a brewery/pub through 1/28, providing income during the lease term; On‑site parking for 27 vehicles and 8 (12') overhead doors at the rear alley plus a smaller overhead door at the main entrance
