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Property profile & analytics
OFF-MARKET
Estimated value
$2,335,000
Medical Office Space
11845 Allisonville Rd Fishers, IN 46038-2313
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US31-1170688
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1989
Construction
WOOD
Total area
17,023 SF
Lot
1.63 ac (70,872 SF)
APN
29-10-35-000-027.002-006
UPID
US31-1170688
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
-
Dr. Neil R. Wanee, MD Pediatrician Physician
-
Ambika Rao Pediatrician Physician
-
Adapt For Life - Autism Services and ABA Therapy Medical Clinic
-
Dycus Creole M Medical Clinic
-
Dr. Kenneth Mccoy Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.63M
CAP Approach
CAP
$3.06M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.34M
Owner & transaction history
Ap Fishrs Properties LLC · 3 yrs held
Ap Fishrs Properties LLC
since 2023
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.2M
+132.1%
Commercial (general)
$3.0M
+122.1%
Retail stores
$2.0M
+47.4%
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
$2,560,000
ML approach
$2,630,000
CAP Approach
CAP Return
Estimation
6%
$3,310,000
6.5%
$3,055,000
7%
$2,835,000
Alternative Use
Use
Estimation
RESTAURANT
$3,150,000
Change: +132% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,010,000
Change: +122% · Conversion: Easy
RETAIL STORES
$2,000,000
Change: +47% · Conversion: Difficult
Blend value · Realmo final
$2.34M
Range $2.10M – $2.57M · ±10% · vs last sale $1.72M (Apr 14 2023)
Last sale anchor
$1.72M
Apr 14 2023
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
$137 / 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
$33,771
Tax year 2023
Assessed value
$1,534,300
Assessed 2023
Previous assessed
$1,534,300
+0.0% YoY
Effective rate
2.20%
On assessed value
Assessed land
$650,800
Assessed improvement
$883,500
Land market value
$650,800
Improvement market value
$883,500
Total market value
$1,534,300
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1989
Construction
WOOD
Heating
NONE
Stories
2
Total area
17,023 SF
Lot
1.63 ac (70,872 SF)
APN
29-10-35-000-027.002-006
UPID
US31-1170688
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
RESTAURANT
Est. value
$3.2M
COMMERCIAL (GENERAL)
Est. value
$3.0M
RETAIL STORES
Est. value
$2.0M
RESTAURANT
COMMERCIAL (GENERAL)
RETAIL STORES
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
1989
Construction
WOOD
Heating
NONE
Stories
2
Lot
1.63 ac
Current owner
From public records · entity-resolved
Ap Fishrs Properties LLC
Entity
Mailing address
3204 OVERLOOK RDG RD, PROSPECT, KY 40059-8575
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2023
—
Ap Fishers Properties LLC
—
Deed
related
$130,000 · Independence Bank Of Kentucky
Apr 14, 2023
$1,715,000
Ap Fishrs Properties LLC
Fishers Medical Office Facility All
Warranty Deed
$1,372,000 · Independence Bank Of Kentucky
May 1, 2020
—
Fishers Medical Office Facilit
—
Deed
related
$1,800,000 · First Farmers Bk&tr
Oct 18, 2012
—
Fishers Medical Office
—
Deed Of Trust
related
$1,725,000 · Symetra Life Insurance Co
Mar 2, 2009
—
Fishers Medical Office
Fishers Family Healthcare INC
Quit Claim Deed
$1,656,490 · State Bank & Trust
Sep 27, 2006
—
Fishers Family Healthcare INC
—
Trustees Deed
related
$85,000 · Fifth Third Bank
—
—
Fishers Medical Office Facilit
—
Deed Of Trust
related
$1,800,000 · First Farmers Bk&tr
—
—
Fishers Medical Office
—
Deed Of Trust
related
$1,725,000 · Symetra Life Insurance Co
—
—
Fishers Family Healthcare INC
—
Deed Of Trust
related
$775,000 · Fifth Third Bank In Central
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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