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Property profile & analytics
FOR SALE
Office Spaces
6635 21st St Indianapolis, IN 46219-2254
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US31-0815816
For Sale
1 / 25
$1,750,000
6635 21st St, Indianapolis, IN 46219-2254
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1989
Construction
WOOD
Total area
10,140 SF
Lot
1.06 ac (46,391 SF)
Zoning code
ZO01
APN
49-07-35-116-005.000-774
UPID
US31-0815816
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
-
Dr. Megan O'bryan Physician Medical Clinic
-
Fiducial Business Centers, Inc. Consultant Accounting
-
RCG Indianapolis Medical Clinic
-
Meliyah Harris Counselor
-
Samantha Saxman Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.22M
CAP Approach
CAP
$1.90M
Comparable Approach
Comparable
$851k
Blend (final)
Blend
$1.24M
Owner & transaction history
Samanjit Grewal · 3 yrs held
Samanjit Grewal
since 2022
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
ZO01 · Indianapolis, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
code of ordinances
Top alternative use upside
Restaurant
$2.1M
+178.2%
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
$1,240,000
ML approach
$1,220,000
CAP Approach
CAP Return
Estimation
6%
$2,055,000
6.5%
$1,895,000
7%
$1,760,000
Alternative Use
Use
Estimation
RESTAURANT
$2,115,000
Change: +178% · Conversion: Difficult
Blend value · Realmo final
$1.24M
Range $1.12M – $1.36M · ±10% · vs last sale $1.60M (Sep 26 2022)
Last sale anchor
$1.60M
Sep 26 2022
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
$122 / 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
$13,449
Tax year 2023
Assessed value
$468,200
Assessed 2023
Previous assessed
$468,200
+0.0% YoY
Effective rate
2.87%
On assessed value
Assessed land
$102,100
Assessed improvement
$366,100
Land market value
$102,100
Improvement market value
$366,100
Total market value
$468,200
Applied tax rate
774.0000
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
For Sale
Year built
1989
Construction
WOOD
Heating
NONE
Stories
1
Total area
10,140 SF
Lot
1.06 ac (46,391 SF)
Zoning code
ZO01
APN
49-07-35-116-005.000-774
UPID
US31-0815816
Jurisdiction
MARION
Zoning & alternative use
ZO01 · Indianapolis, INZoning ZO01 · permitted uses
ZO01 · Indianapolis, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$2.1M
RESTAURANT
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
1989
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.06 ac
Current owner
From public records · entity-resolved
Samanjit Grewal
Individual
Mailing address
1241 TULLOCH DR, TRACY, CA 95304-5852
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 26, 2022
$1,598,215
Samanjit Grewal
Culp Ventures LLC
Special Warranty Deed
$803,570 · Keypoint Cu
May 10, 2022
—
Jain Enterprises LLC
—
Deed
related
$408,000 · Jp Morgan Chase Bank
Jun 24, 2020
$1,370,106
Culp Ventures LLC
Vvg Hopebridge 6635 LLC
Grant Deed
$1,147,500 · First Fin'l Bk&tr
Mar 17, 2020
—
Jain Ents LLC
Johnson Family Trust
Deed
—
Jan 21, 2020
—
Jain Ent LLC
Johnson Family Trust
Grant Deed
—
Dec 9, 2019
—
Vvg Hopebridge 6635 LLC
—
Deed
related
$550,000 · Pnc Bank
Apr 26, 2019
—
Johnson Family Trust
Haven Building Materials INC
Quitclaim Deed
related
—
Mar 28, 2019
$567,760
Vvg Hopebridge 6635 LLC
Lady Of America INC
Grant Deed
—
Jul 21, 2006
—
Haven Building Materials INC
Physicians Property Ptshp
Warranty Deed
related
—
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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