Prime Keystone Crossing Commercial
For Sale
Contact for pricing
8208 Allisonville Rd, Indianapolis, IN 46250
Excellent visibility, accessibility, and robust infrastructure in a dynamic location.
Property Size3,056 SF
Lot Size0.23 Acres
Price / SF$299.41
Days on Market776
Property Features for 8208 Allisonville Rd
General Information
Standard status
Active
Size
3,056 SF
Class
B
Lot size
0.23 Acres
Property subtype
Retail
Zoning
C4
Investment Type
Owner/User
Building Details
Year Built
1958
Buildings
1
Stories
1
Listing Agency:
Williams Midwest
(317) 496-2536
Listed By:
Kelly Williams · License #IN RB14042379
Source:
Crexi
Added: Jul 18, 2024
Changed: Aug 31
Last Checked: Aug 30 at 4:55PM
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 Williams Midwest
Investment Insights
Based on property information with market context.
The property at 8208 Allisonville Road is located in the Keystone Crossing submarket. The 3,056 SF office space is situated on a 0.23-acre lot. Constructed with masonry, the building offers durability. Surface parking is available with 10 spaces. The location provides visibility and accessibility, with convenient access to major roads like I-465 and public transportation. The property's location near retail stores, restaurants, and healthcare facilities provides a dynamic environment. This property is suitable for businesses seeking a convenient environment in Indianapolis.
Key Highlights
- Prime location in the vibrant Keystone Crossing submarket with excellent visibility and accessibility.
- Convenient access to major roads (I‑465) and public transportation.
- 3,056 SF of office space suitable for business operations.
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
$32,884
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
3.59%
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%
$657,680
$657.7K
Cap Rate 7%
$469,771
$469.8K
Cap Rate 9%
$365,378
$365.4K
Market Conditions
NOI Build-Up for 3,056 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
$51.3K $16.80/SF
− Vacancy
−$4.4K −$1.43/SF
EGI
$47.0K $15.37/SF
− OpEx
−$14.1K −$4.61/SF
NOI
$32.9K $10.76/SF
Area
Indianapolis, IN
Vacancy
8.50%
Lease Rate
$16.80 /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%
$657,680
Cap Rate 7%
$469,771
Cap Rate 9%
$365,378
Alternative Uses
Best Use
Retail
$469.8K
$411.1K – $548.1K
NOI $32,884 @ 7.0% cap · market cap 3.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$760.7K
$665.6K – $887.5K
NOI $53,248 @ 7.0% cap · market cap 5.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
997
Businesses Nearby
Explore this area
Business Placement
Demographics for 46250, IN
19,156
Population
9,815
Households
2
Avg Household Size
35
Median Age
53%
College-Educated
96%
High-School Grad
7.7 sq mi
ZIP Area
2,488
Density / Sq Mi
$69,591
Median Household Income
$45,696
Median Earnings
$1,293
Median Rent
$288,900
Median Home Value
Market
Vacancy Rate% for Retail in Indianapolis, IN
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Excellent visibility, accessibility, and robust infrastructure in a dynamic location.
Where is this retail space located?
The property is located at 8208 Allisonville Rd Indianapolis, IN.
What is the asking price?
The asking price for this property is $915,000.
What are key features of this property?
This property features: Prime location in the vibrant Keystone Crossing submarket with excellent visibility and accessibility.; Convenient access to major roads (I‑465) and public transportation.; 3,056 SF of office space suitable for business operations.
