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    Property profile & analytics

    28 Us 31 & State Rd Tipton, IN 46072

    • Land
    • 12.00 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 28 Us 31 & State Rd

    Lot size
    12.00 lot acres
    Property type
    Land

    Description

    This exceptional 12-acre development site is strategically located in Tipton, Indiana, at the intersection of US 31 and State Road 28. The property is ideally situated to capitalize on the high traffic volume generated by the newly opened interchange, offering unparalleled visibility for any commercial venture. The land is zoned for business use and presents a compelling opportunity for developers seeking a shovel-ready location. The site is divisible, offering flexibility for various project sizes. Specifically, the property comprises three 1.2-acre parcels, one 1.6-acre parcel, and one larger 16.5-acre parcel, allowing for tailored development plans to suit diverse needs. This prime location in Tipton County, Indiana, with its convenient access to major roadways and high visibility, makes this a truly exceptional investment opportunity. The property's address is listed as US 31 & State Road 28, Tipton, IN 46072. The site's latitude and longitude coordinates are 40.28814429597855 and -86.12724649355688 respectively. This is a rare chance to acquire a well-positioned, readily developable land parcel in a thriving Indiana community.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Tipton
    County
    Tipton
    State
    Indiana
    Longitude
    -86.1272
    Latitude
    40.2881

    Comparable in this City

    • Value Estimation by Request
      12.00 Acres

      Us 31 & Sr. 28

      Land • 12.00 Acres
      0 Us 31 & Sr. 28, Tipton, IN 46072
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    • Value Estimation by Request
      137.00 Acres

      31 And Sr 28

      Farms • 137.00 Acres
      31 And Sr 28, Tipton, IN 46072
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    • Value Estimation by Request
      35.66 Acres

      6022 In-28

      Land • 35.66 Acres
      6022 In-28, Tipton, IN 46072
      View Details
    • Value Estimation by Request
      4.00 Acres

      In-28

      Farms • 2,623,837 SF
      0 In-28, Tipton, IN 46072
      View Details
    • Value Estimation by Request
      0.08 Acres

      118 Es St

      VACANT COMMERCIAL LAND • 0.08 Acres
      118 Es St, Tipton, IN 46072-2040
      View Details
    • Value Estimation by Request
      2.60 Acres

      105 207th W

      INDUSTRIAL - VACANT LAND • 2.60 Acres
      105 207th W, Tipton, IN 46072
      View Details

    Similar Nearby for Sale

    • $3,600,000
      4.00 Acres

      In-28

      Farms • 2,623,837 SF
      0 In-28, Tipton, IN 46072
      View Details
    • Contact for pricing
      137.00 Acres

      137 Acres Tipton, IN Commercial Land

      Divisible land, prime location, high traffic.
      31 And Sr 28, Tipton, IN 46072
      View Details
    • $35,000
      0.85 Acres

      Residential Land in Tipton County

      Residential land in Tipton, Indiana, bordered by farm fields.
      8762 W 400 South, Tipton, IN 46072
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    • Contact for pricing

      Highway Frontage Farmland Opportunity

      85.2 acres of farmland with highway frontage.
      600 W 600 S|, Tipton, IN 46072
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    • $450,000
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      Tipton Land Ready For Development

      10 acres of land annexed into the city of Tipton.
      1030 E Jefferson St, Tipton, IN 46072
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    • $450,000
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      Commercial Land in Growing Tipton

      10 acres of annexed land suitable for multiple development types.
      1130 E Jefferson Hwy, Tipton, IN 46072
      View Details
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    28 Us 31 & State Rd
    Tipton, IN 46072
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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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