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    Dutch Bros Drive-Thru NNN Investment Title is generated by Realmo AI

    8525 S Emerson Avenue, Indianapolis, IN 46237

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    Newly constructed Dutch Bros drive-thru on an absolute NNN lease with zero landlord responsibilities and contractual rental increases.

    Type:Retail
    Property size:
    950 SF
    Price / SF:
    $3,242/SF
    Added:
    Jun 3, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 4 at 7:02 am

    Property Features for 8525 S Emerson Avenue

    General Information

    Standard status
    Active
    Size
    950 SF
    Property subtype
    Retail

    Building Details

    Year Built
    2025

    We can help!

    Listing Contact
    Zack Ziegenhorn
    Zack Ziegenhorn

    Listing agent Zack Ziegenhorn License #OK 178678

    Listing office Porthaven Partners

    Listing date Jun 3, 2026

    Source Crexi

    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 Porthaven Partners

    HighLights

    • Newly constructed Dutch Bros Coffee drive‑thru build‑to‑suit on South Emerson Avenue in Indianapolis, IN (year built: 2025).
    • Absolute NNN lease with zero landlord responsibilities for passive ownership.
    • Dutch Bros has occupied the property since 2025 and is committed through an initial 15‑year base term.
    • Contractual rent increases of 10% every 5 years under the lease.
    • Lease guaranteed by Boersma Bros, LLC, the main corporate operating subsidiary of Dutch Bros, Inc. (NYSE: BROS).
    • Dutch Bros operates 1,181 locations across 25 states and reported FY 2025 revenue of about $1.64B.

    Overview

    The property is a newly constructed Dutch Bros Coffee drive-thru build-to-suit. It is occupied by Dutch Bros and was first occupied in 2025. The lease is structured as an absolute NNN arrangement with zero landlord responsibilities, designed for long-term, passive ownership. Dutch Bros is committed through the initial 15-year base term, with 10% rental increases scheduled every 5 years. The lease is guaranteed by Boersma Bros, LLC, the main corporate operating subsidiary of Dutch Bros, Inc. (NYSE: BROS).

    The site is positioned along South Emerson Avenue within the dominant South Emerson / County Line retail corridor in Indianapolis’ south side / Greenwood trade area. The immediate area is anchored by major retail and services including Kroger Marketplace, Costco, and Walmart Supercenter, and it is near Franciscan Health Indianapolis, a major regional hospital campus. The surrounding market also includes residential and mixed-use development tied to the broader Greenwood and south Indianapolis expansion corridor.

    This offering is well suited for investors seeking a long-term net lease position backed by an established national drive-thru operator, with contractual rent escalations built into the initial term. Tenants and operators considering the location will benefit from the property’s drive-thru format and positioning within a retail-and-healthcare oriented corridor supported by everyday demand generators.
    Location Intelligence

    Current Use by Public Records

    Coffee shops

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Similar Places Nearby

    • Biggby Coffee — 5255 E Southport Rd, Indianapolis, IN 46237
    • Sunny Side Nutrition — 5220 E Southport Rd Ste E, Indianapolis, IN 46237
    • Starbucks — 4850 E Southport Rd, Indianapolis, IN 46237

    Location Insight

    • Map
    • Local Demand
    City
    Indianapolis
    County
    Hamilton
    State
    Indiana
    Longitude
    -86.081952
    Latitude
    39.640754

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    FAQs

    What type of property is this?
    Coffee shop - Newly constructed Dutch Bros drive-thru on an absolute NNN lease with zero landlord responsibilities and contractual rental increases.
    Where is this coffee shop located?
    The property is located at 8525 S Emerson Avenue Indianapolis, IN.
    What is the asking price?
    The asking price for this property is $3,080,000.
    What are key features of this property?
    This property features: Newly constructed Dutch Bros Coffee drive‑thru build‑to‑suit on South Emerson Avenue in Indianapolis, IN (year built: 2025).; Absolute NNN lease with zero landlord responsibilities for passive ownership.; Dutch Bros has occupied the property since 2025 and is committed through an initial 15‑year base term.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Zack Ziegenhorn
    Zack Ziegenhorn
    Real Estate License ID: OK 178678
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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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