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    Greenwood Commercial Building with Warehouse Title is generated by Realmo AI

    645 US-31, Greenwood, IN 46142

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    High-visibility commercial property with retail and warehouse space for sale.

    Type:Industrial, Retail
    Property size:
    19,500 SF
    Lot size:
    1.13 Acres
    Price / SF:
    $179/SF
    Added:
    Mar 5, 2026
    Days on Market:
    78
    Last Refresh:
    Mar 16 at 2:49 pm

    Property Features for 645 US-31

    General Information

    Standard status
    Active
    Size
    19,500 SF
    Lot size
    1.13 Acres
    Property subtype
    Industrial, Retail

    Building Details

    Year Built
    1980

    We can help!

    Listing Contact
    Sharon Thompson
    Sharon Thompson

    Listing agent Sharon Thompson License #IN #RB14044406

    Listing office KW Commercial / Keller Williams Indy Metro NE

    Listing date Mar 5, 2026

    Source Crexi

    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 KW Commercial / Keller Williams Indy Metro NE

    HighLights

    • High‑visibility commercial retail building on US 31 corridor.
    • 19,500 SF commercial property on 1.13 acres.
    • Stable cash flow from two established tenants.
    • Extensive warehouse with mezzanine storage.
    • Spacious lighting retail showroom.
    • Potential for future growth.

    Overview

    This 19,500 square foot commercial property, constructed in 1980, is situated on 1.13 acres along Greenwood’s high-traffic US 31 corridor. The property features a retail building with a spacious, well-lit showroom and an extensive warehouse area that includes mezzanine storage. Currently, the property is occupied by two established tenants, providing a stable cash flow. Gross Lighting and Home, based in Ohio, leases 14,320 square feet, while Indiana Brazilian Jiu Jitsu Academy occupies 5,000 square feet of front retail space. This property presents an opportunity for stable asset ownership with potential for future growth, serving Greenwood and the greater Indianapolis market.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $2.37M
    NOI $213,268 @ 9.00% cap · cautious / downside scenario
    Moderate
    $3.05M
    NOI $213,268 @ 7.00% cap · market / base-case scenario
    Aggressive
    $4.27M
    NOI $213,268 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Retail

    Component $ $/SF
    Gross rent $327.6k $16.80
    − Vacancy −$22.9k −$1.18
    EGI $304.7k $15.62
    − OpEx −$91.4k −$4.69
    NOI $213.3k $10.94
    19,500 SF · lease $16.80/SF/yr · vacancy 7.00% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $3.05M
    $2.67M – $3.55M (±1% cap)
    NOI $213,268 @ 7.0% cap · market cap 6.09%
    Second Best
    Warehouse
    $1.51M
    $1.32M – $1.76M (±1% cap)
    NOI $105,850 @ 7.0% cap · market cap 3.02%
    Theoretical Best
    Office A
    $4.91M
    $4.30M – $5.73M (±1% cap)
    NOI $343,980 @ 7.0% cap · market cap 9.83%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Showrooms

    Suggested Use

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

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

    Similar Places Nearby

    • Indiana Best Flooring Company — 500 N Meridian St, Greenwood, IN 46143
    • Warren Flooring Corporation — 417 west main street, greenwood, in 46142

    Location Insight

    • Map
    • Local Demand
    City
    Greenwood
    County
    Johnson
    State
    Indiana
    Longitude
    -86.117437
    Latitude
    39.624779

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    FAQs

    What type of property is this?
    Showroom - High-visibility commercial property with retail and warehouse space for sale.
    Where is this showroom located?
    The property is located at 645 US-31 Greenwood, IN.
    What is the asking price?
    The asking price for this property is $3,500,000.
    What are key features of this property?
    This property features: High‑visibility commercial retail building on US 31 corridor.; 19,500 SF commercial property on 1.13 acres.; Stable cash flow from two established tenants.
    (317) 607-0884 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Sharon Thompson
    Sharon Thompson
    Real Estate License ID: IN #RB14044406
    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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