5450 W 86th Street, Indianapolis, IN 46268
COMMERCIAL - Indianapolis, IN
- Added:
- Apr 17, 2025
- Days on Market:
- 421
- Last Refresh:
- Jun 11 at 12:06 am
Property Features for 5450 W 86th Street
General Information
- Property type
- Commercial Sale
- Property subtype
- Retail
- Zoning
- I4 - C4
- Fencing
- Chain Link
- Standard status
- Active
- APN
- 490413109039000600
- Lot size
- 3.05 Acres
Taxes and HOA fees
- Tax Year
- 2024
- Tax Description
- 5450 West 86th Street L1
Utilities
- Heating system
- Natural Gas
- Cooling system
- Central Air
Building Details
- Year built
- 1986
- Floors in Building
- 1
- Roof type
- Flat
Listing agent Jason Alsup License #RB14035549 (812) 734-6048
Listing office eXp Realty, LLC Counselors Row Ste 200 9465, IN (888) 611-3912
Listing date Apr 17, 2025
Copyright © 2026 MIBOR Service Corporation. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
HighLights
- 3.05‑acre mixed retail/industrial property with both C4 (retail) and I4 (industrial) zoning
- Retail portion: 15,000 SF zoned C4, currently configured with 8 units and potential to convert to 9 units
- Industrial portion: 6,300 SF zoned I4 with flexibility for various industrial uses
- Heating: natural gas; cooling: central air
- Built in 1986; flat roof; chain link fencing
Overview
The property is located at 5450 W 86th Street in Indianapolis, Indiana 46268, within Marion County. The listing notes zoning designations intended to support both retail and industrial operations on the same site.
For buyers and operators, this layout can fit users seeking a multi-component real estate structure, including retail tenants served by the unitized configuration and industrial users evaluating the stand-alone building. The current built-out condition of the retail spaces may reduce upfront work relative to a raw shell, while the indicated need for CAPEX modernization provides a clear path for improving the retail offering over time.
Local Financial Insights For Retail
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 | $252.0k | $16.80 |
| − Vacancy | −$21.4k | −$1.43 |
| EGI | $230.6k | $15.37 |
| − OpEx | −$69.2k | −$4.61 |
| NOI | $161.4k | $10.76 |
Alternative Uses
Current Use by Public Records
Location Insight
- Map
- Local Demand
- City
- Indianapolis
- County
- Hamilton
- State
- Indiana
- Longitude
- -86.256672
- Latitude
- 39.911274
