Land with Pole
For Sale
$597,000
3995 Edwardsville Galena Rd, Georgetown, IN 47122
The site carries Agri/Residential zoning and includes water and 30-amp electrical service at the barn.
Property Size5,000 SF
Price / SF$119.40
Days on Market182
Property Features for 3995 Edwardsville Galena Rd
General Information
Standard status
Active
Size
5,000 SF
Property subtype
Land
Listing Agency:
Green Tree Real Estate Services
(502) 930-0727
Listed By:
Southern Homes Realty
(502) 822-6018
Source:
Sohosold
Added: Mar 17
Changed: Sep 13
Last Checked: Sep 13 at 8:09AM
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 Green Tree Real Estate Services
Investment Insights
Based on property information with market context.
This land property contains 227,905 square feet and includes a newly constructed 5,000-square-foot pole barn. The improvements include skylights, wired electrical service, extensive interior and exterior lighting, outlets throughout, and gravel flooring. Water and a 30-amp electrical hookup are available at the barn. The original barn measures 40 feet by 30 feet and has 12-foot overhead doors, while an added 40-foot-by-80-foot section includes five 14-foot overhead doors. The doors measure 14 feet high and 12 feet wide, with capacity for up to five 5th-wheel campers. Four-board fencing surrounds the 5-acre area and provides space for livestock.
The property is adjacent to Floyd Central High School, near Highlander Point, and close to Interstate 64. It is zoned Agri/Residential and addressed on Edwardsville Galena Road in Georgetown, Indiana.
The property is adjacent to Floyd Central High School, near Highlander Point, and close to Interstate 64. It is zoned Agri/Residential and addressed on Edwardsville Galena Road in Georgetown, Indiana.
Key Highlights
- 227,905‑square‑foot land property with a newly constructed 5,000‑square‑foot pole barn
- Original barn measures 40 feet by 30 feet and has 12‑foot overhead doors
- Added 40‑foot‑by‑80‑foot pole barn section with five 14‑foot overhead doors
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
$25,133
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
4.21%
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%
$502,660
$502.7K
Cap Rate 7%
$359,043
$359.0K
Cap Rate 9%
$279,256
$279.3K
Market Conditions
NOI Build-Up for 5,000 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
$30.8K $6.16/SF
− Vacancy
−$1.2K −$0.25/SF
EGI
$29.6K $5.91/SF
− OpEx
−$4.4K −$0.89/SF
NOI
$25.1K $5.03/SF
Area
Floyd County, IN
Vacancy
4.00%
Lease Rate
$6.16 /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%
$502,660
Cap Rate 7%
$359,043
Cap Rate 9%
$279,256
Alternative Uses
Best Use
Warehouse
$359.0K
$314.2K – $418.9K
NOI $25,133 @ 7.0% cap · market cap 4.21%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.61M
$3.16M – $4.22M
NOI $252,983 @ 7.0% cap · market cap 42.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Explore this area
Business Placement
Demographics for 47122, IN
11,185
Population
4,242
Households
2.6
Avg Household Size
41
Median Age
37%
College-Educated
95%
High-School Grad
35.3 sq mi
ZIP Area
317
Density / Sq Mi
$106,034
Median Household Income
$55,612
Median Earnings
$902
Median Rent
$268,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial 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?
Land - The site carries Agri/Residential zoning and includes water and 30-amp electrical service at the barn.
Where is this land located?
The property is located at 3995 Edwardsville Galena Rd Georgetown, IN.
What is the asking price?
The asking price for this property is $597,000.
What are key features of this property?
This property features: 227,905‑square‑foot land property with a newly constructed 5,000‑square‑foot pole barn; Original barn measures 40 feet by 30 feet and has 12‑foot overhead doors; Added 40‑foot‑by‑80‑foot pole barn section with five 14‑foot overhead doors
