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Property profile & analytics
OFF-MARKET
Estimated value
$2,115,000
Retail space
8405 Southeastern Ave Indianapolis, IN 46239-1348
Entity Owned
5-yr Hold
Free & Clear
Property ID
US31-1075419
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2004
Construction
TYPE NOT SPECIFIED
Total area
12,859 SF
Lot
2.1 ac (91,641 SF)
Zoning code
ZO01
APN
49-09-31-112-012.000-300
UPID
US31-1075419
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
-
Redbox Cinema (Bike/Boat/Book/etc) Store
-
Allpoint ATM Atm
-
Jessica Dingledy Photography Wedding Service Photography Service
-
MoneyGram Bank Credit Union
-
CVS Photo (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.92M
CAP Approach
CAP
$2.21M
Comparable Approach
Comparable
$1.53M
Blend (final)
Blend
$2.12M
Owner & transaction history
Brauvin 18 LLC · 5 yrs held
Brauvin 18 LLC
since 2020
Last sale
$2.5M
2 recorded transactions
Zoning & alternative use
ZO01 · Indianapolis, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.7M
+178.9%
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
$1,975,000
ML approach
$1,915,000
CAP Approach
CAP Return
Estimation
6%
$2,390,000
6.5%
$2,205,000
7%
$2,045,000
Alternative Use
Use
Estimation
RESTAURANT
$2,680,000
Change: +179% · Conversion: Easy
Blend value · Realmo final
$2.12M
Range $1.90M – $2.33M · ±10% · vs last sale $2.53M (Nov 10 2020)
Last sale anchor
$2.53M
Nov 10 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
$164 / 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
$39,003
Tax year 2023
Assessed value
$1,581,000
Assessed 2023
Previous assessed
$1,581,000
+0.0% YoY
Effective rate
2.47%
On assessed value
Assessed land
$529,200
Assessed improvement
$1,051,800
Land market value
$529,200
Improvement market value
$1,051,800
Total market value
$1,581,000
Applied tax rate
300.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2004
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
12,859 SF
Lot
2.1 ac (91,641 SF)
Zoning code
ZO01
APN
49-09-31-112-012.000-300
UPID
US31-1075419
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
RESTAURANT
Est. value
$2.7M
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
2004
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
2.1 ac
Current owner
From public records · entity-resolved
Brauvin 18 LLC
Entity
Free & Clear · 5 yrs held
Mailing address
1 CVS DR, WOONSOCKET, RI 02895-6146
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 10, 2020
$2,525,000
Brauvin 18 LLC
Jek Trust
Grant Deed
—
Jul 27, 2017
$3,169,000
Jek Trust
Scp 2003c-15 LLC
Warranty Deed
—
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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