Industrial Building with Expansion
For Sale
$8,000,000
Pending
2100 Future Dr, Sellersburg, IN 47172
I-1-zoned facility with office, showroom, laboratory, testing, cafeteria, and restroom areas near Interstate 65 access.
Property Size146,575 SF
Days on Market313
Property Features for 2100 Future Dr
General Information
Standard status
Pending
Size
146,575 SF
Total Parking Spaces
253
Property subtype
Industrial
Zoning
I-1
Additional Details
Highway Access
Yes
Amenities
Power
Water
Sewer
Natural Gas
253 Parking Spaces
Building Details
Year Built
1988
Listing Agency:
Jones Lang LaSalle Americas In
(502) 394-2508
Listed By:
Stephen Lannert · License #185914
(502) 394-2508
Source:
Kcrea.resimplifi
Added: Oct 22, 2025
Changed: Aug 30
Last Checked: Aug 30 at 2:09PM
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 Jones Lang LaSalle Americas In
Investment Insights
Based on property information with market context.
This I-1-zoned industrial property contains 146,575 square feet and was built in 1988. The first floor includes 18,543 SF of office space along with restrooms, a cafeteria, and laboratory areas. A second component provides 22,015 SF of offices, restrooms, showrooms, and testing rooms.
Additional land supports future building construction and/or parking expansion. The property is located at 2100 Future Dr in Sellersburg, Indiana, approximately one mile from the Interstate 65 and IN 60 interchange.
Additional land supports future building construction and/or parking expansion. The property is located at 2100 Future Dr in Sellersburg, Indiana, approximately one mile from the Interstate 65 and IN 60 interchange.
Key Highlights
- 146,575‑square‑foot industrial property built in 1988
- 18,543 SF of first‑floor offices, restrooms, cafeteria, and laboratory space
- 22,015 SF of offices, restrooms, showrooms, and testing rooms
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
$587,157
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
7.34%
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%
$11,743,140
$11.7M
Cap Rate 7%
$8,387,957
$8.4M
Cap Rate 9%
$6,523,967
$6.5M
Market Conditions
NOI Build-Up for 146,575 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
$902.9K $6.16/SF
− Vacancy
−$64.1K −$0.44/SF
EGI
$838.8K $5.72/SF
− OpEx
−$251.6K −$1.72/SF
NOI
$587.2K $4.01/SF
Area
Clark County, IN
Vacancy
7.10%
Lease Rate
$6.16 /SF/Yr
Expense Ratio
30.00%
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%
$11,743,140
Cap Rate 7%
$8,387,957
Cap Rate 9%
$6,523,967
Alternative Uses
Best Use
Office B
$31.96M
$27.97M – $37.29M
NOI $2,237,321 @ 7.0% cap · market cap 27.97%
Second Best
Retail
$25.28M
$22.12M – $29.49M
NOI $1,769,278 @ 7.0% cap · market cap 22.12%
Theoretical Best
Office A
$42.62M
$37.29M – $49.72M
NOI $2,983,094 @ 7.0% cap · market cap 37.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
193
Businesses Nearby
Explore this area
Business Placement
Demographics for 47172, IN
19,821
Population
8,537
Households
2.3
Avg Household Size
39
Median Age
37%
College-Educated
93%
High-School Grad
24.3 sq mi
ZIP Area
816
Density / Sq Mi
$80,525
Median Household Income
$48,560
Median Earnings
$1,152
Median Rent
$249,200
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - I-1-zoned facility with office, showroom, laboratory, testing, cafeteria, and restroom areas near Interstate 65 access.
Where is this industrial property located?
The property is located at 2100 Future Dr Sellersburg, IN.
What is the asking price?
The asking price for this property is $8,000,000.
What are key features of this property?
This property features: 146,575‑square‑foot industrial property built in 1988; 18,543 SF of first‑floor offices, restrooms, cafeteria, and laboratory space; 22,015 SF of offices, restrooms, showrooms, and testing rooms
