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Property profile & analytics
OFF-MARKET
Estimated value
$2,210,000
Office Spaces
11230 Allisonville Rd Fishers, IN 46038-1841
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US31-0987852
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1985
Construction
WOOD
Total area
11,602 SF
Lot
1.95 ac (84,942 SF)
APN
29-14-02-000-011.012-006
UPID
US31-0987852
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Vogt Tile & Carpet, Inc Carpet & Flooring Store Hardware & Home Improvement
-
Fishers, IN: Shop Carpet & Flooring at Vogt Carpet One Floor & Home Home Decor Store Department Store
-
Picasso Lawn and Landscape Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.30M
Comparable Approach
Comparable
$2.82M
Blend (final)
Blend
$2.21M
Owner & transaction history
Picasso Lawn & Landscaping LLC · 2 yrs held
Picasso Lawn & Landscaping LLC
since 2024
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Fishers submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fishers submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,495,000
6.5%
$2,300,000
7%
$2,135,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$3,355,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$2.21M
Range $1.99M – $2.43M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$190 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$22,103
Tax year 2023
Assessed value
$1,004,200
Assessed 2023
Previous assessed
$1,004,200
+0.0% YoY
Effective rate
2.20%
On assessed value
Assessed land
$769,200
Assessed improvement
$235,000
Land market value
$769,200
Improvement market value
$235,000
Total market value
$1,004,200
Applied tax rate
6.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Stories
2
Total area
11,602 SF
Lot
1.95 ac (84,942 SF)
APN
29-14-02-000-011.012-006
UPID
US31-0987852
Jurisdiction
HAMILTON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$3.4M
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1985
Construction
WOOD
Heating
NONE
Stories
2
Lot
1.95 ac
Current owner
From public records · entity-resolved
Picasso Lawn & Landscaping LLC
Entity
Mailing address
11230 ALLISONVILLE RD, FISHERS, IN 46038-1841
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 22, 2024
—
Picasso Lawn & Landscaping LLC
Picasso Realty LLC
Lease
$841,000 · Indiana Statewide Certified Develop
Apr 1, 2024
—
Picasso Realty LLC
John F Vogt
Warranty Deed
$1,025,000 · First Internet Bank Of Indiana
Apr 1, 2024
$2,050,000
Picasso Realty LLC
John F Vogt
Warranty Deed
$1,025,000 · First Internet Bank Of Indiana
Aug 14, 2012
—
Gorrepati Properties II LLC
Vogt,john F & Jean M
Warranty Deed
—
—
—
Vogt Tile & Carpet INC
—
Deed Of Trust
related
$81,805 · Huntington National Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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