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Property profile & analytics
OFF-MARKET
Estimated value
$10,870,000
Office Spaces
4040 Vincennes Cir Indianapolis, IN 46268-3027
Individually Owned
13-yr Hold
Free & Clear
Property ID
US31-0550314
Property summary
AI-generated overview
Eleven Fortune Park, located at 4040 Vincennes Cir, Indianapolis, IN 46268, presents a unique opportunity for businesses seeking premium office space. This single, six-story Class A building encompasses approximately 154,197 square feet, situated on a generous 16.64-acre lot. Built in 1988 and extensively renovated in 2012, the property boasts a substantial 25,000 square foot floorplate across each of its six floors. Ample parking is provided with 920 spaces, resulting in a favorable parking ratio of 6.13 spaces per 1,000 square feet. The building is equipped with a robust 1,000 KW generator backed by an 8,000-gallon fuel tank, ensuring reliable power. Recent upgrades include a boiler replacement in 2021 and elevator modernization in 2020. Further enhancing energy efficiency are nearly 200 heat pumps, all less than seven years old. The property is currently fully furnished, with the option for furniture to remain. This exceptional property offers a blend of modern amenities and substantial space, ideal for a variety of office configurations. The property is located in Marion County, Indiana.
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1987
Construction
TYPE NOT SPECIFIED
Total area
154,197 SF
Lot
8.5 ac (370,260 SF)
Zoning code
ZO01
APN
49-03-18-107-009.000-600
UPID
US31-0550314
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
-
Ascension Ministry Service Center Campus Charitable Organization Social Service Agency
-
FedEx Drop Box Postal Service Courier Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.29M
Blend (final)
Blend
$10.87M
Owner & transaction history
Ascension Health Alliance · 13 yrs held
Ascension Health Alliance
since 2012
3 recorded transactions
Zoning & alternative use
ZO01 · Indianapolis, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$12.3M
+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)
$11,550,000
Current use
AUTO REPAIR, GARAGE
$12,280,000
Change: +6% · Conversion: Difficult
RETAIL STORES
$11,525,000
Change: 0% · Conversion: Easy
INDUSTRIAL (GENERAL)
$9,630,000
Change: -17% · Conversion: Moderate
Blend value · Realmo final
$10.87M
Range $9.78M – $11.96M · ±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
$70 / 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
$9,787,100
Assessed 2023
Previous assessed
$9,787,100
+0.0% YoY
Assessed land
$1,312,600
Assessed improvement
$8,474,500
Land market value
$1,312,600
Improvement market value
$8,474,500
Total market value
$9,787,100
Applied tax rate
600.0000
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
1987
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
6
Total area
154,197 SF
Lot
8.5 ac (370,260 SF)
Zoning code
ZO01
APN
49-03-18-107-009.000-600
UPID
US31-0550314
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
COMMERCIAL (GENERAL) Current
Est. value
$11.6M
AUTO REPAIR, GARAGE
Est. value
$12.3M
RETAIL STORES
Est. value
$11.5M
INDUSTRIAL (GENERAL)
Est. value
$9.6M
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
1987
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
6
Lot
8.5 ac
Current owner
From public records · entity-resolved
Ascension Health Alliance
Individual
Free & Clear · 13 yrs held
Mailing address
250 W 96TH ST STE #455, INDIANAPOLIS, IN 46260-1316
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2012
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
Aug 30, 2012
—
Ascension Health Alliance
Ascension Health Ministry Svc
Quit Claim Deed
—
Aug 8, 2011
—
Eleven Fortune Park LP
—
Deed Of Trust
related
$8,500,000 · Ing Real Estate Finance (usa)
—
—
Eleven Fortune Park LP
—
Deed Of Trust
related
$9,900,000 · Mbo North America Finance Bv
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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