High-Traffic Retail
For Sale
Contact for pricing
3832 Eagle View Drive, Indianapolis, IN 46254
Retail storefront for sale near I-465, with an exit traffic count exceeding 96,000 vehicles per day.
Property Size3,859 SF
Price / SF$439.23
Days on Market100
Property Features for 3832 Eagle View Drive
General Information
Standard status
Active
Size
3,859 SF
Property subtype
RETAIL
Site & Location
Traffic Count
96,000 vehicles/day
Highway Access
Yes
Listing Agency:
Shook Commercial Real Estate
(765) 742-5096
Listed By:
Dustin Zufall
(765) 427-2047
Source:
Moodyscre
Added: Jun 4
Changed: Aug 15
Last Checked: Sep 11 at 11:44AM
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 Shook Commercial Real Estate
Investment Insights
Based on property information with market context.
This retail storefront property for sale is located at 3832 Eagle View Drive in Indianapolis, Indiana. The offering is positioned in a retail corridor with established national retailers.
The site is just off Interstate 465 and West 38th Street. Traffic counts at this exit exceed 96,000 vehicles per day, and the surrounding area includes retailers such as McDonald’s, Starbucks, Cracker Barrel, Target, Home Depot, Taco Bell, and several others. The property also benefits from proximity to the Indianapolis Motor Speedway, home to the Indianapolis 500 and Brickyard 400.
The site is just off Interstate 465 and West 38th Street. Traffic counts at this exit exceed 96,000 vehicles per day, and the surrounding area includes retailers such as McDonald’s, Starbucks, Cracker Barrel, Target, Home Depot, Taco Bell, and several others. The property also benefits from proximity to the Indianapolis Motor Speedway, home to the Indianapolis 500 and Brickyard 400.
Key Highlights
- Retail storefront located just off I‑465 and West 38th Street
- Exit traffic counts exceed 96,000 vehicles per day
- Surrounded by national retailers including Target, Home Depot, Starbucks, and McDonald's
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
$49,153
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
2.90%
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%
$983,060
$983.1K
Cap Rate 7%
$702,186
$702.2K
Cap Rate 9%
$546,144
$546.1K
Market Conditions
NOI Build-Up for 3,859 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
$76.4K $19.80/SF
− Vacancy
−$6.2K −$1.60/SF
EGI
$70.2K $18.20/SF
− OpEx
−$21.1K −$5.46/SF
NOI
$49.2K $12.74/SF
Area
ZIP 46254
Vacancy
8.10%
Lease Rate
$19.80 /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%
$983,060
Cap Rate 7%
$702,186
Cap Rate 9%
$546,144
Alternative Uses
Best Use
Retail
$702.2K
$614.4K – $819.2K
NOI $49,153 @ 7.0% cap · market cap 2.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.06M
$928.1K – $1.24M
NOI $74,245 @ 7.0% cap · market cap 4.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
96,000 VPD
Traffic count
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
628
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 46254, IN
40,162
Population
17,955
Households
2.2
Avg Household Size
33
Median Age
32%
College-Educated
89%
High-School Grad
12.6 sq mi
ZIP Area
3,187
Density / Sq Mi
$57,825
Median Household Income
$36,883
Median Earnings
$1,021
Median Rent
$175,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Indianapolis, IN
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail storefront for sale near I-465, with an exit traffic count exceeding 96,000 vehicles per day.
Where is this storefront property located?
The property is located at 3832 Eagle View Drive Indianapolis, IN.
What is the asking price?
The asking price for this property is $1,695,000.
What are key features of this property?
This property features: Retail storefront located just off I‑465 and West 38th Street; Exit traffic counts exceed 96,000 vehicles per day; Surrounded by national retailers including Target, Home Depot, Starbucks, and McDonald's
