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Property profile & analytics
OFF-MARKET
Estimated value
$14,230,000
Office Spaces
12450 Olio Rd Fishers, IN 46037-9834
Entity Owned
4-yr Hold
Free & Clear
Property ID
US31-3222618
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2016
Construction
TYPE NOT SPECIFIED
Total area
66,174 SF
Lot
24.91 ac (1,085,080 SF)
APN
29-11-35-000-015.000-020
UPID
US31-3222618
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
-
Grace Fishers Church Church
-
Grace Fishers Preschool High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$13.13M
Comparable Approach
Comparable
$9.10M
Blend (final)
Blend
$14.23M
Owner & transaction history
Grace Fishers INC · 4 yrs held
Grace Fishers INC
since 2021
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$22.0M
+2.2%
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%
$14,225,000
6.5%
$13,130,000
7%
$12,190,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$21,495,000
Current use
RETAIL STORES
$21,970,000
Change: +2% · Conversion: Easy
AUTO REPAIR, GARAGE
$19,130,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$14.23M
Range $12.81M – $15.65M · ±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
$215 / 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
$249
Tax year 2023
Assessed value
$12,981,000
Assessed 2023
Previous assessed
$12,981,000
+0.0% YoY
Effective rate
0.00%
On assessed value
Assessed land
$738,200
Assessed improvement
$12,242,800
Land market value
$738,200
Improvement market value
$12,242,800
Total market value
$12,981,000
Applied tax rate
20.0000
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
2016
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Rooms
5
Bathrooms
1
Total area
66,174 SF
Lot
24.91 ac (1,085,080 SF)
APN
29-11-35-000-015.000-020
UPID
US31-3222618
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
COMMERCIAL (GENERAL) Current
Est. value
$21.5M
RETAIL STORES
Est. value
$22.0M
AUTO REPAIR, GARAGE
Est. value
$19.1M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
2016
Construction
TYPE NOT SPECIFIED
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
5
Bathrooms
1
Lot
24.91 ac
Current owner
From public records · entity-resolved
Grace Fishers INC
Entity
Free & Clear · 4 yrs held
Mailing address
12450 OLIO RD, FISHERS, IN 46037-9834
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Sep 9, 2021
—
Grace Fishers INC
Grace Community Chr Of Hamilton Cnt
Limited Warranty Deed
—
Jun 16, 2014
$555,000
Grace Community Church
Dfa Properties LLC
Warranty Deed
—
Jun 16, 2014
$1,442,100
Grace Community Church
Gust T Spenos
Grant Deed
—
Jun 16, 2014
—
Grace Community Church
Dfa Properties LLC
Quit Claim Deed
related
—
Oct 18, 2011
—
Dfa Properties LLC
Shelton,marc R
Quit Claim Deed
related
—
Oct 12, 2011
—
Shelton,marc R
Williams,sherri E
Warranty Deed
—
—
—
Dfa Properties LLC
—
Deed Of Trust
related
$61,000 · Our 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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