Historic Bed & Breakfast with Extra
For Sale
$785,000
410 Riverside Dr, Jasper, IN 47546
The property includes commercial zoning, guest accommodations, and a separate lot.
Property Size4,972 SF
Price / SF$157.88
Days on Market9
Property Features for 410 Riverside Dr
General Information
Standard status
Active
Size
4,972 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1910
Listing Agency:
Honey Bee Realty Co. LLC
(812) 787-3577
Listed By:
Mark Graber · License #RB14038047
Source:
Callcriswell
Added: Aug 23
Changed: Aug 30
Last Checked: Aug 30 at 9:25PM
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 Honey Bee Realty Co. LLC
Investment Insights
Based on property information with market context.
Built in 1910, this 4,972-square-foot property combines historic architectural character with an operating bed-and-breakfast layout. The main level includes an eat-in kitchen, half bath, formal dining room, office, dual staircases, two bedrooms with attached full bathrooms, and a fireplace. Upstairs are an owner’s suite with a private kitchen, bathroom, living room, and bedroom; three additional bedrooms; two bathrooms; a reading area; and an upper porch. Each bedroom has an individual split heating and air-conditioning unit, and five bedrooms include attached full bathrooms. The 2,486-square-foot attic offers additional unfinished space.
The property includes an additional lot and frontage along Highway 164, Second Avenue, and Riverside Drive in Jasper. River views and proximity to the River Walk, library, and restaurants support the existing hospitality use. Commercial zoning also accommodates the documented possibilities of a private residence, office space, or wedding venue.
The property includes an additional lot and frontage along Highway 164, Second Avenue, and Riverside Drive in Jasper. River views and proximity to the River Walk, library, and restaurants support the existing hospitality use. Commercial zoning also accommodates the documented possibilities of a private residence, office space, or wedding venue.
Key Highlights
- 4,972‑square‑foot bed‑and‑breakfast property built in 1910
- Additional lot included with frontage on Highway 164, Second Avenue, and Riverside Drive
- Five bedrooms feature attached full bathrooms
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
$31,174
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
3.97%
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%
$623,480
$623.5K
Cap Rate 7%
$445,343
$445.3K
Cap Rate 9%
$346,378
$346.4K
Market Conditions
NOI Build-Up for 4,972 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
$74.6K $15.00/SF
− Vacancy
−$8.9K −$1.80/SF
EGI
$65.6K $13.20/SF
− OpEx
−$34.5K −$6.93/SF
NOI
$31.2K $6.27/SF
Area
Dubois County, IN
Vacancy
12.00%
Lease Rate
$15.00 /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%
$623,480
Cap Rate 7%
$445,343
Cap Rate 9%
$346,378
Alternative Uses
Best Use
Hotel Hospitality
$445.3K
$389.7K – $519.6K
NOI $31,174 @ 7.0% cap · market cap 3.97%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$35.32M
$30.91M – $41.21M
NOI $2,472,560 @ 7.0% cap · market cap 314.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
705
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 47546, IN
22,445
Population
10,080
Households
2.2
Avg Household Size
41
Median Age
26%
College-Educated
92%
High-School Grad
121.6 sq mi
ZIP Area
185
Density / Sq Mi
$67,806
Median Household Income
$41,824
Median Earnings
$767
Median Rent
$232,300
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- River House Bed and Breakfast — 410 E Riverside Dr, Jasper, IN 47546
- Winfield West Bed & Breakfast — 325 W 6th St, Jasper, IN 47546
- The Heron Haus — 1304 Main St, Jasper, IN 47546
Frequently Asked Questions
What type of property is this?
Bed & breakfast - The property includes commercial zoning, guest accommodations, and a separate lot.
Where is this bed & breakfast located?
The property is located at 410 Riverside Dr Jasper, IN.
What is the asking price?
The asking price for this property is $785,000.
What are key features of this property?
This property features: 4,972‑square‑foot bed‑and‑breakfast property built in 1910; Additional lot included with frontage on Highway 164, Second Avenue, and Riverside Drive; Five bedrooms feature attached full bathrooms
