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Property profile & analytics
OFF-MARKET
Grocery and convenience stores
9605 Pendleton Pike Indianapolis, IN 46236-2882
Entity Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US31-0731989
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2007
Construction
WOOD
Total area
2,450 SF
Lot
0.6 ac (26,136 SF)
Zoning code
ZO01
APN
49-08-08-106-003.001-407
UPID
US31-0731989
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
-
SPANGLISH FACTORY Peruvian & Puertorican fusion Restaurant
-
MARATHON Gas Station
-
ATM (Sunoco) Atm
-
Pike Food Center Grocery & Convenience Store Food Market
-
RockItCoin Bitcoin ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Jugaad LLC · 9 yrs held
Jugaad LLC
since 2016
5 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$13,948
Tax year 2023
Assessed value
$541,600
Assessed 2023
Previous assessed
$541,600
+0.0% YoY
Effective rate
2.58%
On assessed value
Assessed land
$143,800
Assessed improvement
$397,800
Land market value
$143,800
Improvement market value
$397,800
Total market value
$541,600
Applied tax rate
407.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2007
Construction
WOOD
Heating
NONE
Stories
1
Total area
2,450 SF
Lot
0.6 ac (26,136 SF)
Zoning code
ZO01
APN
49-08-08-106-003.001-407
UPID
US31-0731989
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
2007
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.6 ac
Current owner
From public records · entity-resolved
Jugaad LLC
Entity
Free & Clear · 9 yrs held
Mailing address
7642 BALLYSHANNON ST, INDIANAPOLIS, IN 46217-7415
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2016
—
Jugaad LLC
Whynot Group INC
Dual Purpose Document
related
—
Sep 27, 2016
—
Whynot Group INC
Hgb Petroleum INC
Warranty Deed
—
Feb 4, 2011
—
Hgb Petroleum INC
Come To The Sun Investments LLC
Warranty Deed
$650,000 · Old National Bank
Nov 12, 2008
—
Come To The Sun Invs LLC
Come To The Sun Invs LLC
Quit Claim Deed
—
—
—
Hgb Petroleum INC
—
Deed Of Trust
related
$458,000 · Premier Capital Corp
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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