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    401 1St St Paoli, IN 47454

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    For Lease
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    High-visibility retail space in Paoli, IN.

    Lot size:
    33,793 SF

    Property Features for 401 1St St

    General Information

    Property type
    Neighborhood centers
    Lease Type
    Gross Lease
    RSF (Rentable sq. ft)
    33,793 SF
    Total Rate
    16896.5

    Building Details

    Buildings
    1
    Stories
    1

    Spaces For Lease

    at 401 1St St, Paoli, IN 47454 Contact us
    Unit Suite 405

    $6 /Mo

    Size
    6,080 SF
    Contact us
    Unit Suite 403

    $6 /Mo

    Size
    3,993 SF
    Contact us

    We can help!

    Listing Contact
    Richard Clements
    Richard Clements

    Listing Agency: Summit Real Estate Services Listing Agent: Richard Clements

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    This single-story, 33,793 square foot retail and office center is located at 401 SW 1st St, Paoli, IN 47454, at the intersection of Cherry and Oak Streets. The property, zoned GC, features five suites in a strip center configuration, with one building and a total of 33,793 square feet. Currently, there are 10,073 square feet of vacant space available, divisible into units ranging from 3,993 to 6,080 contiguous square feet. The center enjoys a highly visible location on SW First Street (Highway 37), just south of I-150, providing excellent accessibility and exposure. This prime retail location is anchored by Dollar Tree/Family Dollar, ensuring high traffic and visibility for potential tenants. The property's APN is 59-11-01-200-078.000-012, and it is situated in Orange County, Indiana. This presents a unique opportunity for businesses seeking established retail space in a thriving community. The property offers a blend of retail and traditional office space, making it suitable for a variety of uses. The convenient location and existing anchor tenants make this a compelling investment opportunity.
    Property Profile Location Intelligence

    Current Use by Public Records

    Neighborhood centers

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Paoli
    County
    Orange
    State
    Indiana
    Longitude
    -86.47098802474
    Latitude
    38.551585649394

    FAQs

    What type of property is this?
    Neighborhood center - High-visibility retail space in Paoli, IN.
    Where is this neighborhood center located?
    The property is located at 401 1St St Paoli, IN.
    What is the lease rate?
    The lease rate is $6 SF/Yr.
    What are key features of this property?
    This property features: First retail center on southern approach to Paoli.; Tenant improvement allowance available for qualified national tenants.; Additional development potential due to available side lot space.
    (812) 426-1070 Call to check price and availability
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    401 1St St Paoli, IN 47454
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    Paoli, IN 47454
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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
    401 1St St Paoli, IN 47454
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    Contact for Pricing
    Please call us for current price
    and status of this listing Richard Clements
    Richard Clements
    Real Estate License ID: #RB18002031
    (812) 426-1070 (812) 746-8569 (812) 471-2500
    Learn more
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