Freestanding Manufacturing
New
For Sale
$850,000
3810 N Kercheval Dr, Indianapolis, IN 46226
Clear-span industrial building with drive-through capability, gated access, and outdoor storage for manufacturing or logistics operations.
Property Size6,000 SF
Lot Size0.85 Acres
Price / SF$141.67
Days on Market3
Property Features for 3810 N Kercheval Dr
General Information
Standard status
Active
Size
6,000 SF
Lot size
0.85 Acres
Property subtype
Industrial
Zoning
CS
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Clear Span
Yes
Power
200 amps
Voltage
240 V
Three-Phase Power
Yes
Building Details
Building Size
6,000 SF
Year Built
2000
Buildings
1
Listing Agency:
Premier Commercial TCN Worldwide Real Estate
(317) 679-4046
Listed By:
Matt Ferguson · License #RB17000936
(317) 679-4046
Source:
Tcnworldwide
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 5:59AM
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 Premier Commercial TCN Worldwide Real Estate
Investment Insights
Based on property information with market context.
This freestanding manufacturing property includes a 6,000 SF clear-span building on a .85 AC lot. Built in 2000, the facility has four overhead doors, multiple entrances, and a drive-through configuration. Gated access and outdoor storage support operational use, while CS zoning and 3 Phase 200amp 240v power add to the property’s industrial functionality.
The property is located at 3810 N Kercheval Dr in Indianapolis, with access to I-465, I-70, and Pendleton Pike. Its building layout, door configuration, site area, and power service are suited to manufacturing and logistics-related operations.
The property is located at 3810 N Kercheval Dr in Indianapolis, with access to I-465, I-70, and Pendleton Pike. Its building layout, door configuration, site area, and power service are suited to manufacturing and logistics-related operations.
Key Highlights
- 6,000 SF clear‑span manufacturing building built in 2000
- .85 AC lot with gated access and outdoor storage
- Four overhead doors and drive‑through building capability
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
$45,259
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
5.32%
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%
$905,180
$905.2K
Cap Rate 7%
$646,557
$646.6K
Cap Rate 9%
$502,878
$502.9K
Market Conditions
NOI Build-Up for 6,000 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
$58.3K $9.72/SF
− Vacancy
−$5.1K −$0.85/SF
EGI
$53.2K $8.87/SF
− OpEx
−$8.0K −$1.33/SF
NOI
$45.3K $7.54/SF
Area
ZIP 46226
Vacancy
8.70%
Lease Rate
$9.72 /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%
$905,180
Cap Rate 7%
$646,557
Cap Rate 9%
$502,878
Alternative Uses
Best Use
Warehouse
$646.6K
$565.7K – $754.3K
NOI $45,259 @ 7.0% cap · market cap 5.32%
Second Best
Industrial
$532.5K
$465.9K – $621.2K
NOI $37,272 @ 7.0% cap · market cap 4.38%
Theoretical Best
Office A
$1.57M
$1.38M – $1.84M
NOI $110,160 @ 7.0% cap · market cap 12.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
490
Businesses Nearby
Explore this area
Business Placement
Demographics for 46226, IN
43,997
Population
21,380
Households
2.1
Avg Household Size
35
Median Age
24%
College-Educated
81%
High-School Grad
14.8 sq mi
ZIP Area
2,973
Density / Sq Mi
$47,086
Median Household Income
$34,225
Median Earnings
$1,045
Median Rent
$148,900
Median Home Value
Market
Vacancy Rate% for Industrial in Indianapolis, IN
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Manufacturing property - Clear-span industrial building with drive-through capability, gated access, and outdoor storage for manufacturing or logistics operations.
Where is this manufacturing property located?
The property is located at 3810 N Kercheval Dr Indianapolis, IN.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 6,000 SF clear‑span manufacturing building built in 2000; .85 AC lot with gated access and outdoor storage; Four overhead doors and drive‑through building capability
