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    Mostly Tillable Agricultural Land Tract Title is generated by Realmo AI

    650 North 400 East, Tipton, IN 46072

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    Claim this Listing
    For Sale
    $7,100,000

    Ten-parcel farmland assemblage with mostly tillable acreage, offered for sale together or selectively.

    Type:Lots & Lands / Agricultural Land
    Property size:
    19,602,000 SF
    Lot size:
    450.00 Acres
    Price / SF:
    $0.36/SF
    Added:
    May 22, 2026
    Days on Market:
    16
    Last Refresh:
    Jun 6 at 3:54 am

    Property Features for 650 North 400 East

    General Information

    Standard status
    Active
    Size
    19,602,000 SF
    Lot size
    450.00 Acres
    Property subtype
    Lots & Lands / Agricultural Land

    We can help!

    Listing Contact
    Kevin Hardie

    Listing agent Kevin Hardie License #RB14007341

    Listing office Hardie Group

    Listing date May 22, 2026

    Source Compass

    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 Hardie Group

    HighLights

    • 10‑parcel farmland assemblage totaling approximately 450 acres being sold together
    • Mostly tillable acreage (exact tillable acreage referenced as taken from county assessor records)
    • Tipton County, IN parcels just north of Windfall, IN on 650 N and 400 & 500 East
    • Howard County, IN parcels near Phlox, IN on 400 S & 1100 E
    • Owner may consider selling some parcels separately
    • Platted with asphalt road surface; county assessor/aerial photos used for acreage and related info

    Overview

    This offering consists of productive agricultural land with mostly tillable acreage. The property is being sold as an assemblage of 10 parcels totaling approximately 450 acres, with county-assessor records and aerial photos used to compile acreage and related information. Additional details, including tillable acreage and other itemized information, are available upon request. Please note that aerial photos are for marketing purposes only and are not representative of actual boundary lines.

    Four parcels are located in Tipton County, Indiana, just north of Windfall, on 650 N and 400 & 500 East. The remaining six parcels are located in Howard County, Indiana, near Phlox, on 400 S & 1100 E. The owner may consider selling some parcels separately.

    This tract is well suited for agricultural operators or land buyers looking to acquire a larger, mostly tillable base across multiple parcels in two Indiana counties. The multi-parcel structure offers flexibility for those who prefer an assemblage, while the possibility of parcel-level sales may appeal to buyers seeking a more tailored footprint.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Tipton
    County
    Tipton
    State
    Indiana
    Longitude
    -86.03375
    Latitude
    40.286774

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Ten-parcel farmland assemblage with mostly tillable acreage, offered for sale together or selectively.
    Where is this agricultural land / farmland located?
    The property is located at 650 North 400 East Tipton, IN.
    What is the asking price?
    The asking price for this property is $7,100,000.
    What are key features of this property?
    This property features: 10‑parcel farmland assemblage totaling approximately 450 acres being sold together; Mostly tillable acreage (exact tillable acreage referenced as taken from county assessor records); Tipton County, IN parcels just north of Windfall, IN on 650 N and 400 & 500 East
    (765) 457-7214
    We can help!
    Listing Contact
    Kevin Hardie
    Real Estate License ID: RB14007341
    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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