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    Charlestown Barndominium on 13 Acres Title is generated by Realmo AI

    8203 Salem Church Road, Charlestown, IN 47111

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    For Sale
    $605,000

    Custom barndominium with equestrian facilities on 13.41 acres.

    Type:Farm
    Property size:
    2,600 SF
    Lot size:
    13.41 Acres
    Price / SF:
    $232/SF
    Added:
    Apr 22, 2024
    Days on Market:
    751
    Last Refresh:
    Apr 1 at 9:10 pm

    Property Features for 8203 Salem Church Road

    General Information

    Standard status
    Active
    Size
    2,600 SF
    Lot size
    13.41 Acres
    Property subtype
    Farm

    Building Details

    Year Built
    2007

    We can help!

    Listing Contact
    Douglas Harritt

    Listing agent Douglas Harritt

    Listing office Harritt Group, Inc

    Listing date Apr 22, 2024

    Source Xome

    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 Harritt Group, Inc

    HighLights

    • Custom 5,600 sq ft barndominium featuring 3 bedrooms and 2 bathrooms.
    • 10,000 sq ft pole barn with eight stalls, ideal for equine or other uses.
    • Located on 13.41 acres in Charlestown, just 15 minutes from River Ridge Business Center and I‑265.
    • Includes a garage with fitness center/office and a 50' x 40' quonset hut equipment building.
    • Features luxury interior finishes: granite countertops, tongue and groove walls/ceilings, and luxury vinyl plank flooring.
    • Enjoy the covered patio with hot tub and stone fireplace.

    Overview

    This property features a custom 5,600-square-foot barndominium, complete with 3 bedrooms and 2 bathrooms. The living quarters are complemented by a garage that includes a fitness center or office space. Additional structures include a 10,000-square-foot pole barn with eight stalls and a 50' x 40' galvanized quonset hut equipment building. The grounds consist of 13.41 acres, featuring eight lush paddocks, each equipped with run-in sheds and surrounded by black board fencing. Located in Charlestown, Indiana, the property is fifteen minutes from River Ridge Business Center and I-265. The barndominium includes 10-foot ceilings, luxury vinyl plank flooring, tongue and groove walls and ceilings, granite countertops, a covered patio with a hot tub, and a stone fireplace. Previously used as a private equine facility, the property offers an ideal setting for various pursuits.
    Location Intelligence

    Current Use by Public Records

    Horse & equestrian properties

    Suggested Use

    Restaurant Auto Repair Shop Department Store Grocery & Convenience Store Car Rental Facility Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Charlestown
    County
    Clark
    State
    Indiana
    Longitude
    -85.6038024
    Latitude
    38.4868531

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    FAQs

    What type of property is this?
    Horse & equestrian property - Custom barndominium with equestrian facilities on 13.41 acres.
    Where is this horse & equestrian property located?
    The property is located at 8203 Salem Church Road Charlestown, IN.
    What is the asking price?
    The asking price for this property is $605,000.
    What are key features of this property?
    This property features: Custom 5,600 sq ft barndominium featuring 3 bedrooms and 2 bathrooms.; 10,000 sq ft pole barn with eight stalls, ideal for equine or other uses.; Located on 13.41 acres in Charlestown, just 15 minutes from River Ridge Business Center and I‑265.
    (812) 944-0217
    We can help!
    Listing Contact
    Douglas Harritt
    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.

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