Warehouse and Flex Building with Dock
For Sale
Contact for pricing
141 Crossroads Dr, Whiteland, IN 46184
Industrial warehouse with office space, three dock doors, and 30-foot clear height, zoned IM.
Property Size30,350 SF
Lot Size2.01 Acres
Price / SF$130.15
Days on Market280
Property Features for 141 Crossroads Dr
General Information
Standard status
Active
Size
30,350 SF
Lot size
2.01 Acres
Property subtype
INDUSTRIAL
Zoning
IM
Warehouse & Industrial
Clear Height
30 ft
Office Build-Out
1,400 SF
Dock-High Doors
3
Drive-In Doors
2
Three-Phase Power
Yes
Sprinkler System
Yes
Additional Details
Highway Access
Yes
Building Details
Year Built
2014
Building Size
30,350 SF
Listing Agency:
Colliers
(317) 713-2100
Listed By:
Ben Schiller
(716) 913-7179
Source:
Moodyscre
Added: Dec 8, 2025
Changed: Sep 6
Last Checked: Sep 13 at 11:51AM
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 Colliers
Investment Insights
Based on property information with market context.
This 30,350 SF warehouse and flex building sits on a 2.01 AC site and includes approximately 1,400 SF of office space. The facility is suitable for manufacturing and distribution and features three dock doors and two overhead drive-in doors measuring 12' x 13' and 10' x 8'. Clearance is 30' in the warehouse area.
Interior systems include radiant heat and louvers, with three-phase power and a wet sprinkler system. Zoning is IM, and the building was constructed in 2014.
The property offers strong logistics connectivity with excellent access to I-65 and I-31.
Interior systems include radiant heat and louvers, with three-phase power and a wet sprinkler system. Zoning is IM, and the building was constructed in 2014.
The property offers strong logistics connectivity with excellent access to I-65 and I-31.
Key Highlights
- 30,350 SF warehouse and flex building on 2.01 AC
- Approximately 1,400 SF office space
- Three dock doors plus two overhead drive‑in doors (12' x 13' and 10' x 8')
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
$164,746
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
4.17%
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%
$3,294,920
$3.3M
Cap Rate 7%
$2,353,514
$2.4M
Cap Rate 9%
$1,830,511
$1.8M
Market Conditions
NOI Build-Up for 30,350 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
$212.8K $7.01/SF
− Vacancy
−$18.9K −$0.62/SF
EGI
$193.8K $6.39/SF
− OpEx
−$29.1K −$0.96/SF
NOI
$164.7K $5.43/SF
Area
Johnson County, IN
Vacancy
8.90%
Lease Rate
$7.01 /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%
$3,294,920
Cap Rate 7%
$2,353,514
Cap Rate 9%
$1,830,511
Alternative Uses
Best Use
Warehouse
$2.35M
$2.06M – $2.75M
NOI $164,746 @ 7.0% cap · market cap 4.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.65M
$6.69M – $8.92M
NOI $535,374 @ 7.0% cap · market cap 13.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
30 ft
Clear height
3
Dock-high doors
2
Drive-in doors
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
212
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 46184, IN
13,023
Population
5,290
Households
2.5
Avg Household Size
36
Median Age
25%
College-Educated
92%
High-School Grad
18.1 sq mi
ZIP Area
720
Density / Sq Mi
$90,250
Median Household Income
$48,443
Median Earnings
$1,684
Median Rent
$205,100
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- STOR-A-LOT STORAGE — 6601 US 31 S, Whiteland, IN 46184
- AAA Self Storage — 111 Crossroads Dr, Whiteland, IN 46184
- Freedom Enterprise Boat and RV Storage — 112-162 E Co Rd 700 N, Whiteland, IN 46184
- Greenwood Boat & RV Storage Inc — 2630-2690 US 31 S, Greenwood, IN 46143
Frequently Asked Questions
What type of property is this?
Warehouse - Industrial warehouse with office space, three dock doors, and 30-foot clear height, zoned IM.
Where is this warehouse located?
The property is located at 141 Crossroads Dr Whiteland, IN.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: 30,350 SF warehouse and flex building on 2.01 AC; Approximately 1,400 SF office space; Three dock doors plus two overhead drive‑in doors (12' x 13' and 10' x 8')
