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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Strip malls
11915 Pendleton Pike Indianapolis, IN 46236-9703
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US31-0706036
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2005
Construction
TYPE NOT SPECIFIED
Total area
30,399 SF
Lot
3.28 ac (142,965 SF)
Zoning code
ZO01
APN
49-01-34-123-012.000-407
UPID
US31-0706036
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
-
Anytime Fitness Gym & Fitness Center
-
Hotcakes Emporium Pancake House & Restaurant Restaurant
-
Key Change Indianapolis Locksmith
-
Planet X Smoke (Bike/Boat/Book/etc) Store
-
The Better Office Corporate Service Building Supply Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$545k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$866k
Blend (final)
Blend
$705k
Owner & transaction history
Tcp Oaklandon LLC · 11 yrs held
Tcp Oaklandon LLC
since 2014
7 recorded transactions
Zoning & alternative use
ZO01 · Indianapolis, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.1M
+51.1%
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
$545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$720,000
Current use
RETAIL STORES
$1,090,000
Change: +51% · Conversion: Easy
Blend value · Realmo final
$705k
Range $635k – $776k · ±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
$23 / 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
$56,564
Tax year 2023
Assessed value
$2,196,300
Assessed 2023
Previous assessed
$2,196,300
+0.0% YoY
Effective rate
2.58%
On assessed value
Assessed land
$1,174,700
Assessed improvement
$1,021,600
Land market value
$1,174,700
Improvement market value
$1,021,600
Total market value
$2,196,300
Applied tax rate
407.0000
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
2005
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
30,399 SF
Lot
3.28 ac (142,965 SF)
Zoning code
ZO01
APN
49-01-34-123-012.000-407
UPID
US31-0706036
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
$720,000
RETAIL STORES
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER Current
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
2005
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
3.28 ac
Current owner
From public records · entity-resolved
Tcp Oaklandon LLC
Entity
Mailing address
1237 AMERICAN AVE, PLAINFIELD, IN 46168-3268
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 9, 2014
—
Tcp Oaklandon LLC
William K Taylor
Limited Warranty Deed
$1,760,000 · Ameriana Bank
Apr 9, 2008
—
William K Taylor
—
Deed Of Trust
related
$2,211,000 · First Merchants Bk Central In
Jan 20, 2007
—
William K Taylor
—
Trustees Deed
related
$1,300,000 · Madison Community Bank
Jan 19, 2007
—
William K Taylor
—
Trustees Deed
related
$710,000 · Madison Community Bank
Mar 27, 2006
—
William K Taylor
Oaklandon Commons LLC
Grant Deed
$1,650,000 · Madison Community Bank
Mar 10, 2004
—
Oaklandon Commons LLC
—
Trustees Deed
related
$3,060,657 · Old National Bank
—
—
Tcp Oaklandon LLC
—
Deed Of Trust
related
$2,360,000 · First Merchants Bk
—
—
Tcp Oaklandon LLC
—
Loan Modification
related
$4,691,646 · First Merchants Bk
—
—
William K Taylor
—
Deed Of Trust
related
$279,000 · First Merchants Bk Central In
—
—
William K Taylor
—
Deed Of Trust
related
$1,300,000 · Madison Community 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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