Mixed-Use Property with
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For Sale
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2558 E 55 place, Indianapolis, IN 46220
Combined industrial and residential improvements support owner-occupancy, rental, or live-work use.
Property Size4,126 SF
Lot Size0.41 Acres
Price / SF$83.36
Days on Market7
Property Features for 2558 E 55 place
General Information
Standard status
Active
Size
4,126 SF
Lot size
0.41 Acres
Property subtype
INDUSTRIAL
Zoning
Industrial I-1 and I-2
Additional Details
Warehouse Space
4,126 SF
Amenities
office suite
break room/kitchenette
Building Details
Buildings
1
Building Size
4,126 SF
Listing Agency:
KW Indy Metro Northeast
(317) 564-7160
Listed By:
Sharon Stamper Thompson · License ##RB14044406
(317) 607-0884
Source:
Moodyscre
Added: Sep 14
Changed: Sep 19
Last Checked: Sep 20 at 11:22AM
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 KW Indy Metro Northeast
Investment Insights
Based on property information with market context.
This mixed-use property combines an industrial warehouse with a separate limestone residence across 3 parcels totaling 0.41 acres. The 4,126+ SF warehouse includes an office suite with a private office, break room/kitchenette, and bathroom, along with three 14-foot overhead doors and 2022 HVAC. The industrial zoning is identified as I-1 and I-2, and the warehouse is available November 2026.
The residence provides 1,624 SF on the main level with three bedrooms, a living room with fireplace, and a finished breezeway or bonus room. A full finished basement adds another 1,624 SF, with a separate entrance, kitchenette, and bathroom. Additional features include central heat and air, an attached one-car garage, and two exterior parking spaces.
The property is within walking distance of Meier Grocery, public transportation, and the Nickel Plate Trail.
The residence provides 1,624 SF on the main level with three bedrooms, a living room with fireplace, and a finished breezeway or bonus room. A full finished basement adds another 1,624 SF, with a separate entrance, kitchenette, and bathroom. Additional features include central heat and air, an attached one-car garage, and two exterior parking spaces.
The property is within walking distance of Meier Grocery, public transportation, and the Nickel Plate Trail.
Key Highlights
- 4,126+ SF warehouse with office suite, kitchenette, bathroom, and three 14‑foot doors
- Industrial zoning identified as I‑1 and I‑2
- Warehouse includes 2022 HVAC and is available November 2026
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
$42,772
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
7.26%
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%
$855,440
$855.4K
Cap Rate 7%
$611,029
$611.0K
Cap Rate 9%
$475,244
$475.2K
Market Conditions
NOI Build-Up for 7,066 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
$55.1K $7.80/SF
− Vacancy
−$4.8K −$0.68/SF
EGI
$50.3K $7.12/SF
− OpEx
−$7.5K −$1.07/SF
NOI
$42.8K $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%
$855,440
Cap Rate 7%
$611,029
Cap Rate 9%
$475,244
Alternative Uses
Best Use
Office B
$1.33M
$1.17M – $1.55M
NOI $93,292 @ 7.0% cap · market cap 15.84%
Second Best
Mixed Use
$1.23M
$1.07M – $1.43M
NOI $85,852 @ 7.0% cap · market cap 14.58%
Theoretical Best
Office A
$1.76M
$1.54M – $2.05M
NOI $123,118 @ 7.0% cap · market cap 20.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
771
Businesses Nearby
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Business Placement
Demographics for 46220, IN
36,078
Population
17,524
Households
2.1
Avg Household Size
37
Median Age
67%
College-Educated
98%
High-School Grad
11.7 sq mi
ZIP Area
3,084
Density / Sq Mi
$103,735
Median Household Income
$58,867
Median Earnings
$1,330
Median Rent
$329,700
Median Home Value
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Market
Vacancy Rate% for Office in Indianapolis, IN
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combined industrial and residential improvements support owner-occupancy, rental, or live-work use.
Where is this mixed-use property located?
The property is located at 2558 E 55 place Indianapolis, IN.
What is the asking price?
The asking price for this property is $589,000.
What are key features of this property?
This property features: 4,126+ SF warehouse with office suite, kitchenette, bathroom, and three 14‑foot doors; Industrial zoning identified as I‑1 and I‑2; Warehouse includes 2022 HVAC and is available November 2026
