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    Commercial Land in Growing Area Title is generated by Realmo AI

    8050 Ortho Ln, Brownsburg, IN 46112

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    Development land in Brownsburg/Avon with commercial space potential.

    Type:Mixed Use, Office, Retail
    Property size:
    10,000 SF
    Lot size:
    1.75 Acres
    Price / SF:
    $77/SF
    Added:
    Nov 8, 2019
    Days on Market:
    2400
    Last Refresh:
    May 19 at 10:27 pm

    Property Features for 8050 Ortho Ln

    General Information

    Standard status
    Active
    Size
    10,000 SF
    Lot size
    1.75 Acres
    Property subtype
    Mixed Use, Office, Retail

    We can help!

    Listing Contact
    John Holloway

    Listing agent John Holloway License #IN RB14036910

    Listing office Veritas Realty

    Listing date Nov 8, 2019

    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 Veritas Realty

    HighLights

    • Strategic location at the Northeast Corner of Hornaday Road & Northfield Drive.
    • Development opportunity with .5 - 1.75 acres available for up to 10,000 SF of commercial space.
    • Located in Hendricks County, one of the fastest‑growing counties in the Indianapolis MSA.
    • High barriers to entry due to limited commercial zoning in the immediate area.
    • Proximity to recent area growth including Ortho Indy West, Hendricks County YMCA, 1,900 single‑family homes, and over 690 apartments.
    • Brownsburg recognized twice as one of the “100 Best Places to Live” in the US.

    Overview

    Available for development is a property spanning 0.5 to 1.75 acres, offering the potential for up to 10,000 square feet of commercial space. It is strategically positioned at the northeast corner of Hornaday Road and Northfield Drive, placing it centrally within the residential areas of Brownsburg and Avon. This location is situated in Hendricks County, which has experienced significant growth as part of the Indianapolis Metropolitan Statistical Area, marked by a population increase of over 10% in the last 9 years. The surrounding area has seen recent development, including Ortho Indy West, the Hendricks County YMCA in Avon, 1,900 single-family homes, and over 690 apartments. The property benefits from high barriers to entry, as it is one of the few commercially zoned quadrants in the immediate vicinity. Brownsburg has been recognized as one of the "100 Best Places to Live" in the US by CNN Money Magazine twice in the last 10 years.
    Property Profile Location Intelligence

    Current Use by Public Records

    Signature Self Storage Storage Facility

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Brownsburg
    County
    Hendricks
    State
    Indiana
    Longitude
    -86.3812
    Latitude
    39.8655

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    FAQs

    What type of property is this?
    Commercial land - Development land in Brownsburg/Avon with commercial space potential.
    Where is this commercial land located?
    The property is located at 8050 Ortho Ln Brownsburg, IN.
    What is the asking price?
    The asking price for this property is $775,000.
    What are key features of this property?
    This property features: Strategic location at the Northeast Corner of Hornaday Road & Northfield Drive.; Development opportunity with **.5 - 1.75 acres available for up to 10,000 SF of commercial space.**; Located in Hendricks County, one of the fastest‑growing counties in the Indianapolis MSA.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    John Holloway
    Real Estate License ID: IN RB14036910
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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.

    More about this property
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