Secure Office Building with Fenced
New
For Sale
$450,000
3913 N Keystone Ave, Indianapolis, IN 46205
C-3-zoned office property with controlled access, flexible work areas, and substantial on-site parking.
Property Size1,715 SF
Lot Size0.56 Acres
Price / SF$262.39
Days on Market5
Property Features for 3913 N Keystone Ave
General Information
Standard status
Active
Size
1,715 SF
Lot size
0.56 Acres
Zoning
C-3
Site & Location
Road Access
Yes
Fenced Yard
Yes
Additional Details
Land Use
commercial
Office Units
1
Amenities
security fence
security gate
Building Details
Buildings
1
Building Size
1,715 SF
Listing Agency:
No Limit Real Estate, LLC
Listed By:
Charlene Gaard, Robert Gaard · License #RB17001433
(317) 445-1095
Source:
Eveloteam
Added: Aug 29
Changed: Sep 1
Last Checked: Sep 1 at 10:32PM
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 No Limit Real Estate, LLC
Investment Insights
Based on property information with market context.
This C-3-zoned office property combines a 1,715-square-foot building with approximately 0.56 acres across five contiguous parcels operating as one enclosed site. The floor plan includes a reception area, three private offices, an open work area, and two multi-stall restrooms, supporting a range of professional and commercial operations.
Security and site functionality are central features. A 6-foot fence topped with barbed wire surrounds the property, with access controlled by a security gate. The site accommodates parking for 30+ cars or trucks and provides space suited to secured parking, fleet vehicles, or equipment storage. Located on Keystone Avenue in Indianapolis, the property offers street exposure, C-3 zoning, and a consolidated parcel layout that supports current office use and potential future expansion or redevelopment.
Security and site functionality are central features. A 6-foot fence topped with barbed wire surrounds the property, with access controlled by a security gate. The site accommodates parking for 30+ cars or trucks and provides space suited to secured parking, fleet vehicles, or equipment storage. Located on Keystone Avenue in Indianapolis, the property offers street exposure, C-3 zoning, and a consolidated parcel layout that supports current office use and potential future expansion or redevelopment.
Key Highlights
- 1,715‑square‑foot office building on approximately 0.56 acres
- Five contiguous parcels function as one enclosed commercial site
- C‑3 zoning supports a wide variety of commercial uses
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
$22,643
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
5.03%
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%
$452,860
$452.9K
Cap Rate 7%
$323,471
$323.5K
Cap Rate 9%
$251,589
$251.6K
Market Conditions
NOI Build-Up for 1,715 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
$37.0K $21.60/SF
− Vacancy
−$6.9K −$4.00/SF
EGI
$30.2K $17.60/SF
− OpEx
−$7.5K −$4.40/SF
NOI
$22.6K $13.20/SF
Area
Indianapolis, IN
Vacancy
18.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$452,860
Cap Rate 7%
$323,471
Cap Rate 9%
$251,589
Alternative Uses
Best Use
Office B
$323.5K
$283.0K – $377.4K
NOI $22,643 @ 7.0% cap · market cap 5.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$426.9K
$373.5K – $498.0K
NOI $29,882 @ 7.0% cap · market cap 6.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
280
Businesses Nearby
Explore this area
Business Placement
Demographics for 46205, IN
27,531
Population
14,756
Households
1.9
Avg Household Size
34
Median Age
51%
College-Educated
93%
High-School Grad
6.2 sq mi
ZIP Area
4,440
Density / Sq Mi
$65,756
Median Household Income
$48,138
Median Earnings
$1,087
Median Rent
$278,000
Median Home Value
Market
Vacancy Rate% for Office in Indianapolis, IN
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - C-3-zoned office property with controlled access, flexible work areas, and substantial on-site parking.
Where is this office building located?
The property is located at 3913 N Keystone Ave Indianapolis, IN.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 1,715‑square‑foot office building on approximately 0.56 acres; Five contiguous parcels function as one enclosed commercial site; C‑3 zoning supports a wide variety of commercial uses
