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Property profile & analytics
OFF-MARKET
Estimated value
$4,850,000
Strip malls
3855 96th St Indianapolis, IN 46240-2069
Entity Owned
6-yr Hold
Free & Clear
Property ID
US31-1305377
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2003
Construction
TYPE NOT SPECIFIED
Total area
29,322 SF
Lot
3.22 ac (140,263 SF)
Zoning code
ZO01
APN
49-02-17-114-074.000-800
UPID
US31-1305377
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
-
The Hot Room Gym & Fitness Center
-
Subway Restaurant Take-out & Catering
-
American Home Mortgage Loan Service Bank
-
ARCpoint Labs of North Indianapolis Std Testing Service Medical Laboratory
-
PIP Marketing, Signs, Print (Bike/Boat/Book/etc) Store Printing Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.73M
CAP Approach
CAP
$5.64M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.85M
Owner & transaction history
Winter 96th LLC · 6 yrs held
Winter 96th LLC
since 2020
Last sale
$5.4M
6 recorded transactions
Zoning & alternative use
ZO01 · Indianapolis, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$4,185,000
ML approach
$3,725,000
CAP Approach
CAP Return
Estimation
6%
$6,105,000
6.5%
$5,635,000
7%
$5,230,000
Blend value · Realmo final
$4.85M
Range $4.37M – $5.34M · ±10% · vs last sale $5.35M (Apr 28 2020)
Last sale anchor
$5.35M
Apr 28 2020
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
$165 / 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
$111,189
Tax year 2023
Assessed value
$4,380,800
Assessed 2023
Previous assessed
$4,380,800
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$1,851,500
Assessed improvement
$2,529,300
Land market value
$1,851,500
Improvement market value
$2,529,300
Total market value
$4,380,800
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2003
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
29,322 SF
Lot
3.22 ac (140,263 SF)
Zoning code
ZO01
APN
49-02-17-114-074.000-800
UPID
US31-1305377
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.
Building & site characteristics
From public records
Year built
2003
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
3.22 ac
Current owner
From public records · entity-resolved
Winter 96th LLC
Entity
Free & Clear · 6 yrs held
Mailing address
PO BOX 11966, BURKE, VA 22009-1966
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 2, 2025
—
Winter 82nd LLC
—
Deed
related
$4,400,000 · Ameritas Life Insurance Corp
May 29, 2020
—
Winter 96th LLC
—
Deed
related
$4,400,000 · Miscellaneous Ins Co
Apr 28, 2020
$5,350,000
Winter 96th LLC
Retail Ctr At Precedent Pk LP
Warranty Deed
—
Jul 11, 2019
—
Retail Center At Precedent Park LP
—
Deed
related
$1,650,000 · Busey Bank
—
—
Winter 96th LLC
—
Deed Of Trust
related
$4,400,000 · Miscellaneous Ins Co
—
—
Retail Center Of Precedent Park L
—
Deed Of Trust
related
$1,900,000 · First Internet Bk/in
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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