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Property profile & analytics
OFF-MARKET
Estimated value
$630,000
Strip malls
1158 86th St Indianapolis, IN 46260-2257
Entity Owned
~
Est. High Equity
Property ID
US31-0531313
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1983
Construction
TYPE NOT SPECIFIED
Total area
20,780 SF
Lot
2.11 ac (91,911 SF)
Zoning code
ZO01
APN
49-03-15-131-009.000-800
UPID
US31-0531313
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
-
Hotel solution Interior Design Home Decor Store
-
21st Amendment Wine and Spirits (Bike/Boat/Book/etc) Store Wine and Liquor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$550k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$706k
Blend (final)
Blend
$630k
Owner & transaction history
Cricket Tree Homeowners Assn INC
Cricket Tree Homeowners Assn INC
since 2025
7 recorded transactions
Zoning & alternative use
ZO01 · Indianapolis, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.0M
+108.4%
Industrial (general)
$605,000
+23.1%
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 Indianapolis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Indianapolis 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
$550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$495,000
Current use
OFFICE BUILDING
$1,025,000
Change: +108% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$605,000
Change: +23% · Conversion: Difficult
WAREHOUSE, STORAGE
$445,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$630k
Range $567k – $693k · ±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
$30 / 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
$45,889
Tax year 2023
Assessed value
$1,808,000
Assessed 2023
Previous assessed
$1,808,000
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$1,011,000
Assessed improvement
$797,000
Land market value
$1,011,000
Improvement market value
$797,000
Total market value
$1,808,000
Applied tax rate
800.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1983
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
20,780 SF
Lot
2.11 ac (91,911 SF)
Zoning code
ZO01
APN
49-03-15-131-009.000-800
UPID
US31-0531313
Jurisdiction
MARION
Zoning & alternative use
ZO01 · Indianapolis, IN
Zoning ZO01 · permitted uses
ZO01 · Indianapolis, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Indianapolis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$495,000
OFFICE BUILDING
Est. value
$1.0M
INDUSTRIAL (GENERAL)
Est. value
$605,000
WAREHOUSE, STORAGE
Est. value
$445,000
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
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
1983
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
2.11 ac
Current owner
From public records · entity-resolved
Cricket Tree Homeowners Assn INC
Entity
Mailing address
1158 W 86TH ST, INDIANAPOLIS, IN 46260-2257
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2025
—
Cricket Tree Homeowners Assn INC
James Family Partnership LP
Quitclaim Deed
related
—
Aug 15, 2024
—
Trinity Investments LLC
—
Deed
related
$4,000,000 · Old National Bank
Jul 11, 2024
—
Trinity Investments LLC
Us Liquor Real Estate Group LLC
Warranty Deed
$4,000,000 · Old National Bank
—
—
James Family Ptshp LP
—
Deed Of Trust
related
$2,600,000 · Indiana Members Cu
—
—
James Family Ptshp LP
—
Deed Of Trust
related
$2,600,000 · Indiana Members Cu
—
—
James Family Ptshp LP
—
Deed Of Trust
related
$250,000 · Mercantile Bank
—
—
James Family Ptshp
—
Deed Of Trust
related
$1,500,000 · Mercantile 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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