Mixed-Use Property with
For Sale
Contact for pricing
6280 N Shadeland, Indianapolis, IN 46220
General Commercial zoning accommodates professional services and retail operations in a flexible business setting.
Property Size7,377 SF
Price / SF$267.72
Days on Market9
Property Features for 6280 N Shadeland
General Information
Standard status
Active
Size
7,377 SF
Property subtype
Special Purpose, Mixed Use, Retail
Zoning
General Commercial
Investment Type
Owner/User
Additional Details
Highway Access
Yes
Amenities
private balcony
three separate entrances
Building Details
Year Built
2000
Year Renovated
2024
Buildings
1
Units
9
Tenancy
Single
Listing Agency:
eXp Realty
Listed By:
Barry maan · License #IN
Source:
Crexi
Added: Aug 13
Changed: Aug 18
Last Checked: Aug 19 at 4:54PM
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
Investment Insights
Based on property information with market context.
Built in 2000, this 7,377-square-foot mixed-use property combines a modern commercial building with a finished basement currently leased for primary care and physical therapy use. Three separate entrances support distinct access points for occupants, business divisions, or customers. Interior finishes and a functional layout create a professional setting for commercial operations, while the private balcony adds outdoor space overlooking the rear surroundings.
The property is located at 6280 N Shadeland in Indianapolis, near Community Hospital North and I-465. General Commercial zoning supports the professional services and retail operations identified for the building. The leased basement provides an existing income component, while the remaining configuration accommodates an owner-user or multiple occupants.
The property is located at 6280 N Shadeland in Indianapolis, near Community Hospital North and I-465. General Commercial zoning supports the professional services and retail operations identified for the building. The leased basement provides an existing income component, while the remaining configuration accommodates an owner-user or multiple occupants.
Key Highlights
- 7,377‑square‑foot mixed‑use property built in 2000
- Finished basement leased for primary care and physical therapy use
- Three separate entrances provide flexible access for occupants and customers
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
$97,730
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
4.95%
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%
$1,954,600
$2.0M
Cap Rate 7%
$1,396,143
$1.4M
Cap Rate 9%
$1,085,889
$1.1M
Market Conditions
NOI Build-Up for 7,377 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
$177.0K $24.00/SF
− Vacancy
−$14.2K −$1.92/SF
EGI
$162.9K $22.08/SF
− OpEx
−$65.2K −$8.83/SF
NOI
$97.7K $13.25/SF
Area
Indianapolis, IN
Vacancy
8.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
40.00%
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%
$1,954,600
Cap Rate 7%
$1,396,143
Cap Rate 9%
$1,085,889
Alternative Uses
Best Use
Healthcare Medical
$1.40M
$1.22M – $1.63M
NOI $97,730 @ 7.0% cap · market cap 4.95%
Second Best
Office B
$1.39M
$1.22M – $1.62M
NOI $97,399 @ 7.0% cap · market cap 4.93%
Theoretical Best
Office A
$1.84M
$1.61M – $2.14M
NOI $128,537 @ 7.0% cap · market cap 6.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
103
Businesses Nearby
Explore this area
Business Placement
Demographics for 46220, IN
36,078
Population
17,524
Households
2.1
Avg Household Size
37
Median Age
67%
College-Educated
98%
High-School Grad
11.7 sq mi
ZIP Area
3,084
Density / Sq Mi
$103,735
Median Household Income
$58,867
Median Earnings
$1,330
Median Rent
$329,700
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?
Mixed-use property - General Commercial zoning accommodates professional services and retail operations in a flexible business setting.
Where is this mixed-use property located?
The property is located at 6280 N Shadeland Indianapolis, IN.
What is the asking price?
The asking price for this property is $1,975,000.
What are key features of this property?
This property features: 7,377‑square‑foot mixed‑use property built in 2000; Finished basement leased for primary care and physical therapy use; Three separate entrances provide flexible access for occupants and customers
