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Property profile & analytics
OFF-MARKET
Estimated value
$2,505,000
Strip malls
6845 Blf Rd Indianapolis, IN 46217-3926
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US31-3389997
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2008
Construction
TYPE NOT SPECIFIED
Total area
14,576 SF
Lot
2.65 ac (115,586 SF)
Zoning code
ZO01
APN
49-14-10-116-001.000-500
UPID
US31-3389997
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
-
Hotcakes Emporium Pancake House & Restaurant Restaurant
-
Little Caesars Pizza Restaurant
-
Speck's Pet Supplies (Bike/Boat/Book/etc) Store Pet Store & Service
-
Colin C. Christie, OD Physician
-
Christie Vision Care Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.07M
CAP Approach
CAP
$2.80M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.51M
Owner & transaction history
Tpc International LLC · 6 yrs held
Tpc International LLC
since 2020
Last sale
$2.8M
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
$2,150,000
ML approach
$2,065,000
CAP Approach
CAP Return
Estimation
6%
$3,035,000
6.5%
$2,800,000
7%
$2,600,000
Blend value · Realmo final
$2.51M
Range $2.25M – $2.76M · ±10% · vs last sale $2.75M (Feb 24 2020)
Last sale anchor
$2.75M
Feb 24 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
$172 / 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
$44,232
Tax year 2023
Assessed value
$1,583,100
Assessed 2023
Previous assessed
$1,583,100
+0.0% YoY
Effective rate
2.79%
On assessed value
Assessed land
$566,000
Assessed improvement
$1,017,100
Land market value
$566,000
Improvement market value
$1,017,100
Total market value
$1,583,100
Applied tax rate
500.0000
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
2008
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
YES
Stories
1
Rooms
8
Total area
14,576 SF
Lot
2.65 ac (115,586 SF)
Zoning code
ZO01
APN
49-14-10-116-001.000-500
UPID
US31-3389997
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
2008
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
1
Rooms
8
Lot
2.65 ac
Current owner
From public records · entity-resolved
Tpc International LLC
Entity
Mailing address
9102 N MERIDIAN ST STE #230, INDIANAPOLIS, IN 46260-1896
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
Feb 24, 2020
—
Tpc International LLC
Kbf Buck Creek LLC
Correction Deed
related
—
Feb 8, 2013
—
Kbf Buck Creek LLC
Kbf Keystone Corner LLC
Quit Claim Deed
related
—
Jan 3, 2013
$2,750,000
Kbf Keystone Corner LLC
Pk/frg 1 LLC
Grant Deed
$1,650,000 · Pk/frg I LLC
Sep 23, 2008
—
Pk Of Frg I LLC
—
Trustees Deed
related
$2,600,000 · Star Financial Bank
Apr 14, 2008
—
Pk Of Frg I LLC
Vonessen,allen A & Stella
Warranty Deed
related
—
—
—
Kbf Buck Creek LLC
—
Deed Of Trust
related
$1,750,000 · Mtl Insurance Co
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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