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Property profile & analytics
OFF-MARKET
Estimated value
$690,000
Strip malls
4705 96th St Indianapolis, IN 46240-1486
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US31-0734669
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2003
Construction
TYPE NOT SPECIFIED
Total area
39,040 SF
Lot
5.27 ac (229,431 SF)
Zoning code
ZO01
APN
49-02-17-115-002.000-800
UPID
US31-0734669
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
-
Help Your Diabetes - Indianapolis Clinic Medical Clinic
-
Allstate Insurance Agency: AOG Group Insurance Agency
-
Elsmore Swim Shop Swimwear Store
-
3 Agaves Mexican Grill & Bar Bar & Pub
-
Ferguson Appliance Gallery Home Appliance Store Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$520k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$858k
Blend (final)
Blend
$690k
Owner & transaction history
Tcp River Ridge Crossing LLC · 6 yrs held
Tcp River Ridge Crossing LLC
since 2019
1 recorded transaction
Zoning & alternative use
ZO01 · Indianapolis, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$1.1M
+96.4%
Commercial (general)
$865,000
+49.0%
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
$520,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$580,000
Current use
INDUSTRIAL (GENERAL)
$1,140,000
Change: +96% · Conversion: Difficult
COMMERCIAL (GENERAL)
$865,000
Change: +49% · Conversion: Easy
Blend value · Realmo final
$690k
Range $621k – $759k · ±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
$18 / 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
$130,915
Tax year 2023
Assessed value
$5,158,000
Assessed 2023
Previous assessed
$5,158,000
+0.0% YoY
Effective rate
2.54%
On assessed value
Assessed land
$3,028,500
Assessed improvement
$2,129,500
Land market value
$3,028,500
Improvement market value
$2,129,500
Total market value
$5,158,000
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
39,040 SF
Lot
5.27 ac (229,431 SF)
Zoning code
ZO01
APN
49-02-17-115-002.000-800
UPID
US31-0734669
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
$580,000
INDUSTRIAL (GENERAL)
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$865,000
NEIGHBORHOOD: SHOPPING CENTER Current
INDUSTRIAL (GENERAL)
COMMERCIAL (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
2003
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
5.27 ac
Current owner
From public records · entity-resolved
Tcp River Ridge Crossing LLC
Entity
Mailing address
9102 N MERIDIAN ST, INDIANAPOLIS, IN 46260-1860
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 21, 2019
—
Tcp River Ridge Crossing LLC
—
Grant Deed
related
$8,000,000 · Associated Bk
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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