Two-Story Office
New
For Sale
Contact for pricing
9955 Crosspoint Blvd, Indianapolis, IN 46256
Multi-tenant office property with surface parking and PUD-C zoning.
Property Size7,432 SF
Price / SF$242.20
Days on Market5
Property Features for 9955 Crosspoint Blvd
General Information
Standard status
Active
Size
7,432 SF
Total Parking Spaces
48
Property subtype
OFFICE
Zoning
PUD-C
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Buildings
1
Stories
2
Building Size
7,432 SF
Tenancy
Multi
Listing Agency:
Alo Property Group
(317) 670-0373
Listed By:
Pat Huffine · License ##RB21000964
(317) 670-0373
Source:
Moodyscre
Added: Aug 18
Changed: Aug 21
Last Checked: Aug 22 at 9:45AM
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 Alo Property Group
Investment Insights
Based on property information with market context.
This 7,432-square-foot office building is arranged across two stories with a multi-tenant configuration. The property includes 48 surface parking spaces and carries PUD-C zoning, providing a defined commercial framework for the site.
The building is within Crosspoint Business Park and offers immediate access to I-69, I-465, and Binford Boulevard. Its office format and location support a range of established professional operations, including technology, engineering, healthcare, consulting, and corporate headquarters uses.
The building is within Crosspoint Business Park and offers immediate access to I-69, I-465, and Binford Boulevard. Its office format and location support a range of established professional operations, including technology, engineering, healthcare, consulting, and corporate headquarters uses.
Key Highlights
- 7,432 SF two‑story office building
- Multi‑tenant configuration
- 48 surface parking spaces
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
$98,125
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
5.45%
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%
$1,962,500
$2.0M
Cap Rate 7%
$1,401,786
$1.4M
Cap Rate 9%
$1,090,278
$1.1M
Market Conditions
NOI Build-Up for 7,432 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
$160.5K $21.60/SF
− Vacancy
−$29.7K −$4.00/SF
EGI
$130.8K $17.60/SF
− OpEx
−$32.7K −$4.40/SF
NOI
$98.1K $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%
$1,962,500
Cap Rate 7%
$1,401,786
Cap Rate 9%
$1,090,278
Alternative Uses
Best Use
Office B
$1.40M
$1.23M – $1.64M
NOI $98,125 @ 7.0% cap · market cap 5.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.85M
$1.62M – $2.16M
NOI $129,495 @ 7.0% cap · market cap 7.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,105
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 building - Multi-tenant office property with surface parking and PUD-C zoning.
Where is this office building located?
The property is located at 9955 Crosspoint Blvd Indianapolis, IN.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 7,432 SF two‑story office building; Multi‑tenant configuration; 48 surface parking spaces
