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    5455 W 86Th St Indianapolis, IN 46250
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    5455 W 86Th St Indianapolis, IN 46250

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    • Office properties & Spaces
    • 27,984 SF
    • 1.76 lot acres
    For Lease
    $2,390,000
    View Listing →
    Adaptable Office Building For Lease For Lease
    $2,390,000
    480 SF

    Adaptable Office Building For Lease

    Two-story office building with prime frontage and flexible layouts.

    5455 W 86th St, Indianapolis, IN
    View Listing
    Property ID
    US31-1211368
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Avtech Solutions Inc. / Business To Business Service
    • CoWorx Staffing Services / Employment Agency
    • Piedmont Property Management LLC / Real Estate Agency
    • Indy Weight Loss / Weight Loss Service
    • First Choice For Women / Medical Clinic

    Property Details for 5455 W 86Th St

    Year built
    1979
    Construction
    TYPE NOT SPECIFIED
    Lot size
    1.76 lot acres
    Property size
    27,984 SF
    Zone code
    ZO01
    Property type
    Office properties & Spaces
    APN
    49-04-24-106-039.000-600
    APU
    490424106039000600

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $2,827,000
      Market price range: $834k - $3.34M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $2,095,000
      Current use
      AUTO REPAIR, GARAGE
      $2,230,000
      Change: +6% Conversion: Difficult
      RETAIL STORES
      $2,090,000
      Change: -0% Conversion: Easy
      INDUSTRIAL (GENERAL)
      $1,750,000
      Change: -17% Conversion: Moderate

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Indianapolis
    County
    Marion
    State
    Indiana
    Longitude
    -86.2558
    Latitude
    39.9104
    CBSA code
    26900
    CBSA name
    INDIANAPOLIS-CARMEL-ANDERSON, IN METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $47,326
    $696,900
    $1,992,500
    $2,689,400
    -
    $696,900
    $1,992,500
    $2,689,400

    Comparable in this City

    • Value Estimation by Request
      35,713 SF

      7108-7176 Waldemar Dr

      Office Units • 35,713 SF
      7108-7176 Waldemar Dr, Indianapolis, IN 46268
      View Details
    • Value Estimation
      $825,000
      8,646 SF

      4901 86th St

      OFFICE (GENERAL) • 8,646 SF
      4901 86th St, Indianapolis, IN 46268-1666
      View Details
    • Value Estimation
      $1,050,000
      12,557 SF

      2640 96th St

      OFFICE (GENERAL) • 12,557 SF
      2640 96th St, Indianapolis, IN 46268-2901
      View Details
    • Value Estimation
      $1,405,000
      58,800 SF

      9511 Angola Ct

      OFFICE (GENERAL) • 58,800 SF
      9511 Angola Ct, Indianapolis, IN 46268-1119
      View Details
    • Value Estimation
      $4,000,000
      51,942 SF

      8902 Vincennes Cir

      OFFICE (GENERAL) • 51,942 SF
      8902 Vincennes Cir, Indianapolis, IN 46268-3041
      View Details
    • Value Estimation
      $845,000
      9,290 SF

      9192 Waldemar Rd

      OFFICE (GENERAL) • 9,290 SF
      9192 Waldemar Rd, Indianapolis, IN 46268-1131
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      121,892 SF

      Move-in Ready Furnished Office Space

      Furnished office space with ample parking and tenant amenities.
      4030 Vincennes Rd, Indianapolis, IN 46268
      View Details
    • $2,500,000
      18,000 SF

      Indianapolis College Park Area Building

      18,000 SF building in Indianapolis's College Park area.
      3333 Founders Rd, Indianapolis, IN 46268
      View Details
    • $2,500,000

      Indianapolis Office Building For Sale

      18,000 SF office building in College Park area.
      3333 Founders Rd, Indianapolis, IN 46268
      View Details
    • Contact for pricing
      7,200 SF

      Northwest Indianapolis Office Building

      Well-located office property in a high-demand commercial area.
      8770 Purdue Rd, Indianapolis, IN 46268
      View Details
    • $329,500
      Pending

      Stand-Alone Retail/Office Building For Sale

      Well-maintained commercial building with flexible layout and high visibility.
      4803 W 71St St, Indianapolis, IN 46268
      View Details
    • Contact for pricing
      10,790 SF

      Well-Maintained Office Space Available

      10,790 SF office building in College Park area.
      3334 Founders Rd, Indianapolis, IN 46268
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Office Space Available For Lease

      Office spaces available for lease in Indianapolis.
      5273-5307 Lakeview Pkwy Dr S, Indianapolis, IN 46268
      View Details
    • Contact for pricing

      Commercial Space For Lease

      Commercial space available for lease in Indianapolis, Indiana.
      7108-7176 Waldemar Dr, Indianapolis, IN 46268
      View Details
    • Contact for pricing

      Park 100 Flex Space Available

      Flex spaces with office and drive-in doors in Park 100.
      8102-8176 Zionsville Rd, Indianapolis, IN 46268
      View Details
    • Contact for pricing
      20,000 SF

      Mixed-Use Development in Keystone Submarket

      Office and retail spaces in a high-traffic, amenity-rich location.
      2730 E 86Th St, Indianapolis, IN 46268
      View Details
    • Contact for pricing
      13,649 SF

      Remodeled Office Space Available

      Four buildings with tenant fitness and conference centers.
      9100 Purdue Rd, Indianapolis, IN 46268
      View Details
    • Contact for pricing
      3,810 SF

      Class A Office Building

      Class A office building with fitness center and heavy parking.
      8910 Purdue Rd, Indianapolis, IN 46268
      View Details
    View Listing
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    Indianapolis, IN 46250
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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