Single-Story Office Building For
For Sale
Contact for pricing
6809 Corporate DR, Indianapolis, IN
5,313 SF office building with extensive improvements and parking.
Property Size5,313 SF
Lot Size0.72 Acres
Price / SF$190.10
Days on Market272
Property Features for 6809 Corporate DR
General Information
Standard status
Active
Size
5,313 SF
Lot size
0.72 Acres
Property subtype
OFFICE
Listing Agency:
Colliers
(317) 713-2346
Listed By:
Nick Trimpe · License #RB14046182
(317) 713-2346
Source:
Moodyscre
Added: Nov 24, 2025
Changed: Aug 8
Last Checked: Aug 22 at 6:51AM
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 Colliers
Investment Insights
Based on property information with market context.
This single-story building offers approximately 5,313 square feet of space on a 0.91-acre lot. The property features extensive interior and exterior improvements and includes approximately 22 dedicated parking spaces. Furniture is potentially available to the buyer. Zoned C3 - Commercial Special District, the property is situated within one of Indianapolis' most active commercial flex/industrial zones. Its location off I-465 provides convenient access to dining, retail, and lifestyle amenities, offering an excellent opportunity for an owner-occupant.
Key Highlights
- Excellent owner‑occupant opportunity with a ± 5,313 SF single‑story building.
- Convenient location off I‑465 with easy access to dining, retail, and lifestyle amenities.
- Extensive interior and exterior improvements.
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
$70,148
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
6.95%
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%
$1,402,960
$1.4M
Cap Rate 7%
$1,002,114
$1.0M
Cap Rate 9%
$779,422
$779.4K
Market Conditions
NOI Build-Up for 5,313 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
$114.8K $21.60/SF
− Vacancy
−$21.2K −$4.00/SF
EGI
$93.5K $17.60/SF
− OpEx
−$23.4K −$4.40/SF
NOI
$70.1K $13.20/SF
Area
Indianapolis, IN
Vacancy
18.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,402,960
Cap Rate 7%
$1,002,114
Cap Rate 9%
$779,422
Alternative Uses
Best Use
Office B
$1.00M
$876.9K – $1.17M
NOI $70,148 @ 7.0% cap · market cap 6.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.32M
$1.16M – $1.54M
NOI $92,574 @ 7.0% cap · market cap 9.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
572
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Office in Indianapolis, IN
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - 5,313 SF office building with extensive improvements and parking.
Where is this office building located?
The property is located at 6809 Corporate DR Indianapolis, IN.
What is the asking price?
The asking price for this property is $1,010,000.
What are key features of this property?
This property features: Excellent owner‑occupant opportunity with a ± 5,313 SF single‑story building.; Convenient location off I‑465 with easy access to dining, retail, and lifestyle amenities.; Extensive interior and exterior improvements.
