Auto Shop with Paint Booth and
For Sale
$1,100,000
7086 Southeastern Avenue, Indianapolis, IN 46239
Commercial Sale, Indianapolis, IN
Property Size9,000 SF
Lot Size0.30 Acres
Price / SF$122.22
Days on Market318
Property Features for 7086 Southeastern Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C4
Parking features
Open, Guest, Garage
Security features
Security Lighting
Middle school
Franklin Central Junior High
Elementary school district
Franklin Township Com Sch Corp
Middle school district
Franklin Township Com Sch Corp
High school district
Franklin Township Com Sch Corp
Directions
GPS Friendly
Subdivision
4906 - Marion - Franklin
Standard status
Active
APN
491025128176000300
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
Suncrest Add Block 1 Lot 29 & E1/2 Lot 30
Legal Description
Suncrest Add Block 1 Lot 29 & E1/2 Lot 30
Utilities
Heating system
Natural Gas, Forced Air
Cooling system
Window Unit(s)
Water source
Well
Amenities
office
bathrooms
paint booth
computer room
driveway
Building Details
Roof type
Rubber, Metal
Listing Agency:
Blooming Wilderness Cedar Real Estate Brokerage LLC
(317) 659-1150
Listed By:
Leah Mencke · License #RB14041750
(317) 659-1150
Added: Oct 8, 2025
Changed: Aug 20
Last Checked: Aug 21 at 5:06PM
MLS# 22066888
Copyright © 2026 MIBOR Service Corporation. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Auto shop property featuring a primary 6,000-square-foot shop with office space, two bathrooms, a custom-built paint booth, and a separate computer room for controlling paint mixes. The facility includes two post automotive lifts and supports work on equipment up to 14 feet tall. A 3,000-square-foot pole barn-style secondary building (30x100 feet) provides 16-foot ceilings and additional space for large equipment or work areas.
The site includes front and rear road access, with a driveway connecting the front and back of the property for efficient vehicle and equipment movement. Parking is available on-site, and there is a fenced-in rear section for security. Utilities and building systems include forced air with natural gas heat and window unit(s) for cooling, with water provided by a well. Roofing is noted as metal and rubber.
For the sale, the roof on the primary building will be replaced, and three to four 14-foot-tall garage doors will be installed on the secondary unit. A new roof was added in 2026.
The site includes front and rear road access, with a driveway connecting the front and back of the property for efficient vehicle and equipment movement. Parking is available on-site, and there is a fenced-in rear section for security. Utilities and building systems include forced air with natural gas heat and window unit(s) for cooling, with water provided by a well. Roofing is noted as metal and rubber.
For the sale, the roof on the primary building will be replaced, and three to four 14-foot-tall garage doors will be installed on the secondary unit. A new roof was added in 2026.
Key Highlights
- Primary 6,000‑square‑foot shop with custom‑built paint booth and separate computer room
- Two post automotive lifts allow work on equipment up to 14 feet tall
- Secondary 3,000‑square‑foot pole barn‑style building measuring 30x100 feet with 16‑foot ceilings
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
$100,302
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
9.12%
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%
$2,006,040
$2.0M
Cap Rate 7%
$1,432,886
$1.4M
Cap Rate 9%
$1,114,467
$1.1M
Market Conditions
NOI Build-Up for 9,000 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
$156.6K $17.40/SF
− Vacancy
−$13.3K −$1.48/SF
EGI
$143.3K $15.92/SF
− OpEx
−$43.0K −$4.78/SF
NOI
$100.3K $11.14/SF
Area
ZIP 46239
Vacancy
8.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$2,006,040
Cap Rate 7%
$1,432,886
Cap Rate 9%
$1,114,467
Alternative Uses
Best Use
Industrial
$1.51M
$1.32M – $1.76M
NOI $105,605 @ 7.0% cap · market cap 9.60%
Second Best
Retail
$1.43M
$1.25M – $1.67M
NOI $100,302 @ 7.0% cap · market cap 9.12%
Theoretical Best
Office A
$2.28M
$1.99M – $2.66M
NOI $159,408 @ 7.0% cap · market cap 14.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
75
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 46239, IN
33,290
Population
12,284
Households
2.7
Avg Household Size
35
Median Age
37%
College-Educated
92%
High-School Grad
28.3 sq mi
ZIP Area
1,176
Density / Sq Mi
$92,160
Median Household Income
$49,543
Median Earnings
$1,304
Median Rent
$253,000
Median Home Value
Market
Vacancy Rate% for Retail in Indianapolis, IN
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Mark's Collision Center — 7086 Southeastern Ave, Indianapolis, IN 46239
- A&B Auto Diesel LLC — 7307 E Troy Ave, Indianapolis, IN 46239
- Copeland repair — 3231 Abaca Ct, Indianapolis, IN 46203
- THE AUTO CENTER — 7006 Southeastern Ave, Indianapolis, IN 46239
- MacAllister Power Systems — 6300 Southeastern Ave suite c, Indianapolis, IN 46203
Frequently Asked Questions
What type of property is this?
Auto shop - C4 auto shop with paint booth, two post lifts, a pole barn secondary building, and both front and rear road access.
Where is this auto shop located?
The property is located at 7086 Southeastern Avenue Indianapolis, IN.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Primary 6,000‑square‑foot shop with custom‑built paint booth and separate computer room; Two post automotive lifts allow work on equipment up to 14 feet tall; Secondary 3,000‑square‑foot pole barn‑style building measuring 30x100 feet with 16‑foot ceilings
