Industrial Flex Building with Overhead
New
For Sale
$1,102,950
6550 Guion Rd, Indianapolis, IN 46268
Steel-frame flex facility combining substantial office space with warehouse functionality and multiple private offices.
Property Size11,610 SF
Price / SF$95
Days on Market6
Property Features for 6550 Guion Rd
General Information
Standard status
Active
Size
11,610 SF
Property subtype
Industrial
Warehouse & Industrial
Warehouse Space
6,502 SF
Office Build-Out
5,108 SF
Additional Details
Asking Price
$1,102,950
Amenities
breakroom
Building Details
Building Size
11,610 SF
Year Built
1974
Construction
steel frame
Listing Agency:
Premier Commercial Real Estate Services, Inc.
Listed By:
Melissa Blackwell · License #RB15000222
(317) 384-9756
Source:
Tcnworldwide
Added: Sep 22
Changed: Sep 24
Last Checked: Sep 26 at 5:03AM
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 Premier Commercial Real Estate Services, Inc.
Investment Insights
Based on property information with market context.
This industrial flex property contains 11,610± SF, including 5,108± SF of office area and 6,502± SF of warehouse space. The building has a steel frame, steel and masonry exterior, and concrete slab foundation. Office areas are served by complete HVAC, while the warehouse includes a suspended heating system. Interior features include multiple private offices, several restrooms, and a breakroom.
Three overhead doors support warehouse operations: two measuring 14' x 12' and one measuring 9' x 9'. Originally constructed in 1974, the facility includes an addition completed in the 1990s. A new septic line to sewer was completed in 2025, and the property has potential for rail access. The building is located at 6550 Guion Rd in Indianapolis, Indiana.
Three overhead doors support warehouse operations: two measuring 14' x 12' and one measuring 9' x 9'. Originally constructed in 1974, the facility includes an addition completed in the 1990s. A new septic line to sewer was completed in 2025, and the property has potential for rail access. The building is located at 6550 Guion Rd in Indianapolis, Indiana.
Key Highlights
- 11,610± SF total building area with 5,108± SF of office and 6,502± SF of warehouse space
- Three overhead doors: two 14' x 12' and one 9' x 9'
- Steel frame with steel and masonry exterior and concrete slab foundation
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
$70,278
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
6.37%
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%
$1,405,560
$1.4M
Cap Rate 7%
$1,003,971
$1.0M
Cap Rate 9%
$780,867
$780.9K
Market Conditions
NOI Build-Up for 11,610 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
$90.6K $7.80/SF
− Vacancy
−$7.9K −$0.68/SF
EGI
$82.7K $7.12/SF
− OpEx
−$12.4K −$1.07/SF
NOI
$70.3K $6.05/SF
Area
Indianapolis, IN
Vacancy
8.70%
Lease Rate
$7.80 /SF/Yr
Expense Ratio
15.00%
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%
$1,405,560
Cap Rate 7%
$1,003,971
Cap Rate 9%
$780,867
Alternative Uses
Best Use
Flex RnD
$1.63M
$1.43M – $1.90M
NOI $114,103 @ 7.0% cap · market cap 10.35%
Second Best
Warehouse
$1.00M
$878.5K – $1.17M
NOI $70,278 @ 7.0% cap · market cap 6.37%
Theoretical Best
Office A
$2.89M
$2.53M – $3.37M
NOI $202,293 @ 7.0% cap · market cap 18.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
382
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 46268, IN
26,353
Population
11,904
Households
2.2
Avg Household Size
38
Median Age
40%
College-Educated
91%
High-School Grad
12.7 sq mi
ZIP Area
2,075
Density / Sq Mi
$63,322
Median Household Income
$41,596
Median Earnings
$1,171
Median Rent
$208,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Indianapolis, IN
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Frequently Asked Questions
What type of property is this?
Flex space - Steel-frame flex facility combining substantial office space with warehouse functionality and multiple private offices.
Where is this flex space located?
The property is located at 6550 Guion Rd Indianapolis, IN.
What is the asking price?
The asking price for this property is $1,102,950.
What are key features of this property?
This property features: 11,610± SF total building area with 5,108± SF of office and 6,502± SF of warehouse space; Three overhead doors: two 14' x 12' and one 9' x 9'; Steel frame with steel and masonry exterior and concrete slab foundation
