Neighborhood Retail/Office
For Sale
Contact for pricing
7423 E 82ND ST, Indianapolis, IN 46256
Single-story commercial building with approximately 120 feet of frontage and dedicated parking, positioned for neighborhood commercial uses.
Property Size1,566 SF
Price / SF$367.18
Days on Market53
Property Features for 7423 E 82ND ST
General Information
Standard status
Active
Size
1,566 SF
Total Parking Spaces
15
Property subtype
Retail, Office
Zoning
C1
Investment Type
Owner/User
Site & Location
Traffic Count
44,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
3
Building Details
Year Built
1960
Buildings
1
Stories
1
Units
1
Listing Agency:
Encore Sotheby's International Realty
Listed By:
Bill Eckhart · License #IN
Source:
Crexi
Added: Jul 9
Changed: Aug 16
Last Checked: Aug 29 at 7:21PM
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 Encore Sotheby's International Realty
Investment Insights
Based on property information with market context.
This commercial property offers a practical mix of reception and professional workspace. Interior layout includes a reception area, a conference room, 2–3 offices, a break room, and ample storage, supporting a range of customer-facing or office-based operations.
The building is positioned along East 82nd St with approximately 120 feet of frontage and a monument sign. Parking includes 6 spaces in front of the building, with an additional 6–8 spaces in the rear, plus room to expand the parking lot.
Zoned C-1 (Neighborhood Commercial), the property allows for a broad range of professional office and neighborhood commercial uses, including insurance, legal, accounting, financial services, real estate, medical or dental offices, counseling, personal services, boutique retail, and other compatible commercial uses. Convenient access to I-465 and I-69 places it within about a 15–30 minute drive of downtown Indianapolis and many northern and eastern suburbs.
The building is positioned along East 82nd St with approximately 120 feet of frontage and a monument sign. Parking includes 6 spaces in front of the building, with an additional 6–8 spaces in the rear, plus room to expand the parking lot.
Zoned C-1 (Neighborhood Commercial), the property allows for a broad range of professional office and neighborhood commercial uses, including insurance, legal, accounting, financial services, real estate, medical or dental offices, counseling, personal services, boutique retail, and other compatible commercial uses. Convenient access to I-465 and I-69 places it within about a 15–30 minute drive of downtown Indianapolis and many northern and eastern suburbs.
Key Highlights
- Single‑story commercial building (built 1960) with ~120 ft frontage along E 82nd St.
- Located on a high‑traffic stretch of E 82nd St (~44,000 vehicles/day) with a monument sign.
- Parking includes 6 spaces in front plus 6–8 in the rear and room to expand the parking lot.
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
$20,676
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
3.60%
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%
$413,520
$413.5K
Cap Rate 7%
$295,371
$295.4K
Cap Rate 9%
$229,733
$229.7K
Market Conditions
NOI Build-Up for 1,566 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
$33.8K $21.60/SF
− Vacancy
−$6.3K −$4.00/SF
EGI
$27.6K $17.60/SF
− OpEx
−$6.9K −$4.40/SF
NOI
$20.7K $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%
$413,520
Cap Rate 7%
$295,371
Cap Rate 9%
$229,733
Alternative Uses
Best Use
Office B
$295.4K
$258.5K – $344.6K
NOI $20,676 @ 7.0% cap · market cap 3.60%
Second Best
Retail
$240.7K
$210.6K – $280.9K
NOI $16,851 @ 7.0% cap · market cap 2.93%
Theoretical Best
Office A
$389.8K
$341.1K – $454.8K
NOI $27,286 @ 7.0% cap · market cap 4.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
44,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,620
Businesses Nearby
Explore this area
Business Placement
Demographics for 46256, IN
22,598
Population
10,118
Households
2.2
Avg Household Size
43
Median Age
57%
College-Educated
96%
High-School Grad
11.1 sq mi
ZIP Area
2,036
Density / Sq Mi
$86,529
Median Household Income
$55,021
Median Earnings
$1,136
Median Rent
$277,800
Median Home Value
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 units - Single-story commercial building with approximately 120 feet of frontage and dedicated parking, positioned for neighborhood commercial uses.
Where is this office units located?
The property is located at 7423 E 82ND ST Indianapolis, IN.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Single‑story commercial building (built 1960) with ~120 ft frontage along E 82nd St.; Located on a high‑traffic stretch of E 82nd St (~44,000 vehicles/day) with a monument sign.; Parking includes 6 spaces in front plus 6–8 in the rear and room to expand the parking lot.
