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    200+ Acres of Pristine Land Title is generated by Realmo AI

    11182 S County Road 280 W, Westport, IN 47283

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    Claim this Listing
    For Sale
    $1,750,500

    Residential Lots - Westport, IN

    Lot size:
    200.99 Acres
    Added:
    Oct 6, 2025
    Days on Market:
    219
    Last Refresh:
    May 12 at 10:06 am

    Property Features for 11182 S County Road 280 W

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Vacant Land
    Exterior features
    Fencing
    Fencing
    Fenced
    Standard status
    Active
    APN
    161705000003000013
    Lot size
    200.99 Acres

    Utilities

    Water front features
    Creek, Pond, Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Jennifer Louden
    Jennifer Louden

    Listing agent Jennifer Louden License #RB14035997

    Listing office Maximum Results Real Estate W Westridge Pkwy, Greensburg, IN

    Listing date Oct 6, 2025

    MLS# 22066812 Listing URL

    Copyright © 2026 MIBOR Service Corporation. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Over 200 acres of pristine, mixed‑use land with income‑producing tillable acreage, grazing land, and wooded areas.
    • Excellent hunting property, historically known for attracting significant wildlife.
    • Waterfront property with two creeks (Sand Creek and Panther Creek) flanking the land, plus ponds.
    • Diverse wooded area with mature trees, flat rock cliff sides, caves, and waterfalls.
    • Includes a partially built concrete home (plans available) and various outbuildings (lean‑tos, pole barns).
    • Established trails throughout the property, traversing pasture, walnut groves, and farm ponds.

    Overview

    Discover over 200 acres of land in southern Decatur County, known for its natural beauty and abundant resources. This mixed-use property features income-producing tillable acreage, grazing and wooded acreage, road frontage, and excellent hunting. The property consists of three parcels flanked on two sides by Sand Creek and Panther Creek. The wooded area has a diverse blend of trees, creating an ideal wildlife habitat. Flat rock cliff sides, caves, and waterfalls are present. The land includes a drive and trails throughout, traveling through pasture and walnut groves around farm ponds with grazing wagyu cattle. There is a partially built fully concrete home with available plans. Various lean-tos, pole barns, and buildings are present, with the improvement areas zoned R-01. The land breakdown is as follows: Homesite-1 acre, Ponds-4.937 acres, Woodland-119.048 acres, Tillable-27.304 acres, non-tillable-40.994232 acres, Farm Buildings-2.16 acres, Road Frontage-2.93 acres, and Residential overage-.21 acres. The property is located in Westport, IN.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    HVAC Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Westport
    County
    Decatur
    State
    Indiana
    Longitude
    -85.531446
    Latitude
    39.190214

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Pristine 200+ acre land with tillable acreage, woods, and creeks.
    Where is this agricultural land / farmland located?
    The property is located at 11182 S County Road 280 W Westport, IN.
    What is the asking price?
    The asking price for this property is $1,750,500.
    What are key features of this property?
    This property features: Over 200 acres of pristine, mixed‑use land with income‑producing tillable acreage, grazing land, and wooded areas.; Excellent hunting property, historically known for attracting significant wildlife.; Waterfront property with two creeks (Sand Creek and Panther Creek) flanking the land, plus ponds.
    (765) 561-1649
    We can help!
    Listing Contact
    Jennifer Louden
    Jennifer Louden
    Real Estate License ID: RB14035997
    Learn More
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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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