Retail and Industrial Value-Add
5450 W 86th St Indianapolis, IN 46268
For Sale
$2,500,000
Pending
3.05-acre property with retail and industrial components for sale.
Property Size15,000 SF
Lot Size3.05 Acres
Days on Market469
Property Features for 5450 W 86th St
General Information
Standard status
Pending
Size
15,000 SF
Lot size
3.05 Acres
Listing Agency:
eXp Realty, LLC
(317) 258-1399
Listed By:
Jason Alsup · License #RB14035549
(317) 258-1399
Source:
Exprealty
Added: Apr 17, 2025
Changed: Jul 6
Last Checked: Jul 26 at 5:43PM
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 eXp Realty, LLC
Investment Insights
Based on property information with market context.
This 3.05-acre property offers a value-add opportunity with both retail and industrial components. The retail site, zoned C4, consists of 15,000 square feet and is currently configured with 8 units, with the potential to be converted into 9 units. Most spaces are built out but would benefit from CAPEX improvements to modernize and maximize rental income. The industrial building, zoned I4, offers 6,300 square feet and is ideal for various industrial uses, providing flexibility for owner-users or tenants. This property is suitable for investors looking to enhance value through renovations and lease-up strategies. With zoning designations and ample space for improvements, this site is ready for its next phase of growth.
Key Highlights
- 3.05‑acre property with both retail and industrial components.
- Retail site (15,000 sq ft) zoned C4 with potential for 9 units.
- Industrial building (6,300 sq ft) zoned I4 suitable for various industrial uses.
Financial Insights For Mixed Use
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $324.0k | $21.60 |
| − Vacancy | −$32.4k | −$2.16 |
| EGI | $291.6k | $19.44 |
| − OpEx | −$109.4k | −$7.29 |
| NOI | $182.3k | $12.15 |
15,000 SF · lease $21.60/SF/yr · vacancy 10.00% · expense 37.50%
Alternative Uses
Best Use
Mixed Use
$2.60M
$2.28M – $3.04M
NOI $182,250 @ 7.0% cap · market cap 7.29%
Second Best
Retail
$2.31M
$2.02M – $2.69M
NOI $161,406 @ 7.0% cap · market cap 6.46%
Theoretical Best
Office A
$3.73M
$3.27M – $4.36M
NOI $261,360 @ 7.0% cap · market cap 10.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Mixed-use property - 3.05-acre property with retail and industrial components for sale.
Where is this mixed-use property located?
The property is located at 5450 W 86th St Indianapolis, IN.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 3.05‑acre property with both retail and industrial components.; Retail site (15,000 sq ft) zoned C4 with potential for 9 units.; Industrial building (6,300 sq ft) zoned I4 suitable for various industrial uses.
