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Property profile & analytics
OFF-MARKET
Estimated value
$1,520,000
Office Spaces
2720 86th St Indianapolis, IN 46240-4327
Entity Owned
Free & Clear
Property ID
US31-0966138
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1954
Construction
TYPE NOT SPECIFIED
Total area
16,990 SF
Lot
6.41 ac (279,120 SF)
APN
49-02-18-114-003.000-800
UPID
US31-0966138
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
-
Union Chapel United Methodist Church Church
-
Indiana Fine Arts Academy Vocational School Training Center
-
Northeast Cooperative Preschool and Kindergarten High School Daycare Center
-
The Garden Community Church Church Mosque
-
Washington Township Lions Club Tree Stand Christmas Tree Farm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.03M
Blend (final)
Blend
$1.52M
Owner & transaction history
Christian Life Church INC
Christian Life Church INC
since 2025
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+6.3%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,275,000
Current use
AUTO REPAIR, GARAGE
$1,355,000
Change: +6% · Conversion: Difficult
RETAIL STORES
$1,270,000
Change: 0% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,060,000
Change: -17% · Conversion: Moderate
Blend value · Realmo final
$1.52M
Range $1.37M – $1.67M · ±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
$89 / 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
Assessed value
$3,738,800
Assessed 2023
Previous assessed
$3,738,800
+0.0% YoY
Assessed land
$2,924,100
Assessed improvement
$814,700
Land market value
$2,924,100
Improvement market value
$814,700
Total market value
$3,738,800
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1954
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
2
Total area
16,990 SF
Lot
6.41 ac (279,120 SF)
APN
49-02-18-114-003.000-800
UPID
US31-0966138
Jurisdiction
MARION
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
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1954
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
2
Lot
6.41 ac
Current owner
From public records · entity-resolved
Christian Life Church INC
Entity
Free & Clear · 0 yrs held
Mailing address
2720 E 86TH ST, INDIANAPOLIS, IN 46240-4327
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2025
—
Northview Christian Life Church INC
—
Deed
related
$4,000,000 · First Merchants Bank NA
Aug 4, 2025
—
Christian Life Church INC
Union Chapel Indy INC
Warranty Deed
—
Feb 9, 2021
—
Union Chapel Indy INC
Union Chapel Methodist Church Tyrus
Deed
—
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.
Try Rey
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