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    Hotel with Manager Apartment Title is generated by Realmo AI

    14845 STATE RD 156, Florence, IN 47020

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    41-room hotel across from Belterra Casino Resort, with 2024 metal roof and FF&E included for an operator-ready setup.

    Type:Hospitality
    Property size:
    19,542 SF
    Price / SF:
    $79/SF
    Added:
    May 28, 2026
    Days on Market:
    10
    Last Refresh:
    Jun 6 at 4:42 am

    Property Features for 14845 STATE RD 156

    General Information

    Standard status
    Active
    Size
    19,542 SF
    Property subtype
    Hospitality

    Building Details

    Year Built
    2002

    We can help!

    Listing Contact
    Eric Ginder

    Listing agent Eric Ginder License #Indiana and RB14022326

    Listing office RE/MAX Victory + Affiliates

    Listing date May 28, 2026

    Source Crexi

    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 RE/MAX Victory + Affiliates

    HighLights

    • 41‑room hospitality property located directly across from Belterra Casino Resort on State Road 156 in Florence, IN
    • Approx. 19,542 sqft with 41 guest rooms plus a 1‑bedroom manager apartment with kitchen and living area
    • New metal roof installed in 2024
    • Sale includes substantially all FF&E, including beds, linens, appliances, computers, office equipment, and operational inventory used in the business

    Overview

    The property is a 41-room hospitality operation with an additional 1-bedroom manager apartment that includes a kitchen and living area. Fairway Inn Florence offers an established lodging layout supporting guest accommodations and on-site management. Recent improvements include a new metal roof installed in 2024, and the sale includes substantially all furniture, fixtures, equipment, and operational inventory currently used in the business.

    The hotel is positioned directly across from Belterra Casino Resort along State Road 156 in Florence, Indiana. The setting supports both casino-related lodging demand and regional travelers/workforce traffic moving through the area.

    This offering is well suited for an owner-operator, regional investor, or hospitality group seeking a hospitality asset with existing operational infrastructure and staffing already in place. With FF&E included and the property maintained by long-term ownership for approximately 22 years, it presents a turnkey pathway for a continued or refreshed lodging operation in a destination-driven market.
    Location Intelligence

    Current Use by Public Records

    Hotels

    Suggested Use

    Real Estate Agency Restaurant Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Garden Center Bar & Pub Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Florence
    County
    Switzerland
    State
    Indiana
    Longitude
    -84.936467
    Latitude
    38.782154

    FAQs

    What type of property is this?
    Hotel - 41-room hotel across from Belterra Casino Resort, with 2024 metal roof and FF&E included for an operator-ready setup.
    Where is this hotel located?
    The property is located at 14845 STATE RD 156 Florence, IN.
    What is the asking price?
    The asking price for this property is $1,550,000.
    What are key features of this property?
    This property features: 41‑room hospitality property located directly across from Belterra Casino Resort on State Road 156 in Florence, IN; Approx. 19,542 sqft with 41 guest rooms plus a 1‑bedroom manager apartment with kitchen and living area; New metal roof installed in 2024
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Eric Ginder
    Real Estate License ID: Indiana and RB14022326
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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.

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