Baymont Inn & Suites
For Sale
$3,400,000
2881 E Dupont Rd, Fort Wayne, IN 46845
Two-floor hospitality property with guest suites, indoor recreation, fitness amenities, and complimentary breakfast service.
Property Size29,740 SF
Price / SF$114.32
Days on Market42
Property Features for 2881 E Dupont Rd
General Information
Standard status
Active
Size
29,740 SF
Additional Details
Highway Access
Yes
Amenities
fitness center
breakfast room
indoor swimming pool
sauna room
complimentary Wi-Fi
business center
laundry facilities
refrigerators
microwaves
complimentary breakfast
gymnasium
Building Details
Year Built
2003
Stories
2
Listing Agency:
Blue Flag Realty Inc
(317) 499-1516
Listed By:
Jagmohan Singh, Jesse Jasvir Singh · License #RB22001424
Source:
Eveloteam
Added: Jul 21
Changed: Aug 30
Last Checked: Aug 31 at 7:49PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Blue Flag Realty Inc
Investment Insights
Based on property information with market context.
Baymont Inn & Suites Fort Wayne is a two-floor hotel with 60 sleeping rooms, including 8 suites. Guest-oriented improvements include an indoor swimming pool, sauna room, fitness center, breakfast room, business center, and laundry facilities. Guest rooms include refrigerators and microwaves, while complimentary Wi-Fi is available throughout the property. The hotel was built in 2003.
Located at 2881 E Dupont Rd in Fort Wayne, the property sits at the intersection of I-69 and I-469. The Allen County War Memorial Coliseum, Spiece Fieldhouse, Grand Wayne Convention Center, Fort Wayne Children’s Zoo, and Science Central are identified in the surrounding area. The property also includes an indoor pool, gymnasium, and complimentary breakfast amenities.
Located at 2881 E Dupont Rd in Fort Wayne, the property sits at the intersection of I-69 and I-469. The Allen County War Memorial Coliseum, Spiece Fieldhouse, Grand Wayne Convention Center, Fort Wayne Children’s Zoo, and Science Central are identified in the surrounding area. The property also includes an indoor pool, gymnasium, and complimentary breakfast amenities.
Key Highlights
- 60 sleeping rooms across a two‑floor hotel
- 8 suites included in the room count
- Indoor swimming pool and sauna room
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$149,176
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.39%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,983,520
$3.0M
Cap Rate 7%
$2,131,086
$2.1M
Cap Rate 9%
$1,657,511
$1.7M
Market Conditions
NOI Build-Up for 29,740 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$356.9K $12.00/SF
− Vacancy
−$42.8K −$1.44/SF
EGI
$314.1K $10.56/SF
− OpEx
−$164.9K −$5.54/SF
NOI
$149.2K $5.02/SF
Area
Fort Wayne, IN
Vacancy
12.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,983,520
Cap Rate 7%
$2,131,086
Cap Rate 9%
$1,657,511
Alternative Uses
Best Use
Hotel Hospitality
$2.13M
$1.86M – $2.49M
NOI $149,176 @ 7.0% cap · market cap 4.39%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$24.84M
$21.74M – $28.98M
NOI $1,739,094 @ 7.0% cap · market cap 51.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,099
Businesses Nearby
Explore this area
Business Placement
Demographics for 46845, IN
28,380
Population
10,709
Households
2.7
Avg Household Size
39
Median Age
53%
College-Educated
98%
High-School Grad
22.9 sq mi
ZIP Area
1,239
Density / Sq Mi
$115,690
Median Household Income
$59,690
Median Earnings
$1,398
Median Rent
$314,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Two-floor hospitality property with guest suites, indoor recreation, fitness amenities, and complimentary breakfast service.
Where is this hotel located?
The property is located at 2881 E Dupont Rd Fort Wayne, IN.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: 60 sleeping rooms across a two‑floor hotel; 8 suites included in the room count; Indoor swimming pool and sauna room
