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Property profile & analytics
OFF-MARKET
Estimated value
$2,795,000
Retail space
11405 Allisonville Rd Fishers, IN 46038-1845
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US31-1108353
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1989
Construction
WOOD
Total area
19,639 SF
Lot
4.8 ac (209,088 SF)
APN
29-14-02-000-022.000-006
UPID
US31-1108353
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
-
Allisonville Nursery Department Store
-
Allisonville Home & Garden by Sullivan Garden Center
-
Maggies Bistro Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.80M
Owner & transaction history
Allisonville Real Estate LLC · 6 yrs held
Allisonville Real Estate LLC
since 2020
4 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$142 / 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
$44,508
Tax year 2023
Assessed value
$2,022,100
Assessed 2023
Previous assessed
$2,022,100
+0.0% YoY
Effective rate
2.20%
On assessed value
Assessed land
$914,600
Assessed improvement
$1,107,500
Land market value
$914,600
Improvement market value
$1,107,500
Total market value
$2,022,100
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1989
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
19,639 SF
Lot
4.8 ac (209,088 SF)
APN
29-14-02-000-022.000-006
UPID
US31-1108353
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
Building & site characteristics
From public records
Year built
1989
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
4.8 ac
Current owner
From public records · entity-resolved
Allisonville Real Estate LLC
Entity
Mailing address
6955 N KEYSTONE AVE, INDIANAPOLIS, IN 46220-1370
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2022
—
Allisonville Real Estate LLC
—
Deed
related
$3,500,000 · Merchants Bank
Jan 5, 2022
—
Allisonville Nursery By Sullivan Ll
—
Deed
related
$1,567,339 · Merchants Bank Of Indiana
Feb 9, 2021
—
Allisonville Real Estate LLC
—
Deed
related
$1,288,000 · Merchants Bank Of Indiana
May 15, 2020
—
Allisonville Real Estate LLC
Allison Nursery INC
Limited Warranty Deed
$2,500,000 · Merchants Bank Of Indiana
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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