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    Restaurant/Retail Opportunity in Keystone Crossing Title is generated by Realmo AI

    3835 E 96th Street, Indianapolis, IN 46240

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    Former restaurant with frontage on 96th Street in Indianapolis.

    Type:Retail
    Property size:
    8,545 SF
    Added:
    Nov 21, 2025
    Days on Market:
    181
    Last Refresh:
    Apr 5 at 8:57 pm

    Property Features for 3835 E 96th Street

    General Information

    Standard status
    Active
    Size
    8,545 SF
    Property subtype
    Retail

    Building Details

    Year Built
    2003

    We can help!

    Listing Contact
    Steve Madura

    Listing agent Steve Madura

    Listing office

    Listing date Nov 21, 2025

    Source Hilcorealestatesales

    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 Steve Madura

    HighLights

    • Turnkey restaurant/retail opportunity with all furniture, fixtures, and equipment (FF&E) included.
    • Prime frontage on highly traveled 96th Street in a popular retail corridor.
    • Located in the desirable Keystone at the Crossing area with strong demographics.
    • High traffic counts (30,000+ vehicles per day).
    • Strong market co‑tenants including Marriott International and Cooper's Hawk Winery & Restaurant.
    • Front terrace and expansive wrap‑around patio with fireplace for additional seating.

    Overview

    This former restaurant building is located in the Keystone at the Crossing area and offers frontage on 96th Street. The property is situated in a retail corridor with proximity to Carmel and Fishers. Adjacent to a new 180-room Marriott International hotel, it is near restaurants such as Cooper’s Hawk Winery & Restaurant and other national chains. The sale includes all furniture, fixtures, and equipment. The property features a front terrace and an expansive wrap-around patio with a fireplace for additional seating. The location benefits from strong traffic counts, with over 30,000 vehicles per day. The surrounding area has a population of 176,000 within a 5-mile radius. Market co-tenants include Acura, Cooper’s Hawk Winery & Restaurant, Marriott International, and Mercedes-Benz. Carmel, Indiana, is recognized for its urban planning and has received awards for its park systems. The city's infrastructure, development, arts, entertainment, and culture attract businesses. The Meridian Street Corridor hosts over 125 corporate headquarters and is the second-largest concentration of office workers in Indiana. This property presents a turnkey opportunity for a restaurant or retail user.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Wawa Grocery & Convenience Store

    Suggested Use

    Restaurant Real Estate Agency Building Supply Law Firm Spa & Massage Center Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Indianapolis
    County
    Hamilton
    State
    Indiana
    Longitude
    -86.1004
    Latitude
    39.9257

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    FAQs

    What type of property is this?
    Restaurant - Former restaurant with frontage on 96th Street in Indianapolis.
    Where is this restaurant located?
    The property is located at 3835 E 96th Street Indianapolis, IN.
    What are key features of this property?
    This property features: Turnkey restaurant/retail opportunity with all furniture, fixtures, and equipment (FF&E) included.; Prime frontage on highly traveled 96th Street in a popular retail corridor.; Located in the desirable Keystone at the Crossing area with strong demographics.
    (847) 504-2478
    We can help!
    Listing Contact
    Steve Madura
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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