Lakefront Restaurant With
For Sale
$795,000
8939 E Southshore Drive, Unionville, IN 47468
COMMERCIAL - Unionville, IN
Property Size2,682 SF
Lot Size0.56 Acres
Price / SF$296.42
Days on Market332
Property Features for 8939 E Southshore Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
GPS Friendly! Starting at intersection of 10th St. and the Bypass head East on State Road 45 for 7.4 Miles. Turn left on Shuffle Creek Rd. for 1.8 Miles then turn right onto E. Southshore Dr. Property will be on the left.
Subdivision
Monroe County
Standard status
Active
APN
53-01-35-300-030.000-003
Lot size
0.56 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
003-01270-00 PT SW SW 35-10-1E .37A&.19A PLAT 39 (&41); 003-05620-00 PT SW SW 35-10-1E .18A PLAT 40 MOBILE HOME ON REAL ESTATE
Tax Annual Amount
3172
Legal Description
003-01270-00 PT SW SW 35-10-1E .37A&.19A PLAT 39 (&41); 003-05620-00 PT SW SW 35-10-1E .18A PLAT 40 MOBILE HOME ON REAL ESTATE
Utilities
Cooling system
Central Air
Water front features
Lake
Water front
1
Amenities
Dock
Building Details
Year built
1957
Flooring type
Concrete
Roof type
Metal
Listing Agency:
FC Tucker/Bloomington REALTORS
(812) 336-7300
Listed By:
Chris Cockerham · License #RB14027897
(812) 340-3083
Added: Sep 22, 2025
Changed: Aug 4
Last Checked: Aug 19 at 10:06AM
MLS# 202538349
Copyright © 2026 Indiana Uplands Realtor® Association. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This restaurant property includes approximately 2,682 SF of dining and kitchen space, plus a detached 1BR/1BA cabin. The sale includes the dining and kitchen equipment, along with liquor and food licenses. Central air, concrete flooring, and a metal roof are among the existing improvements. Built in 1957, the property offers an established operating business associated with Porthole Inn.
Set on 0.56 acres at 8939 E Southshore Drive in Unionville, the property fronts Lake Lemon and includes a dock providing direct access to the lake. On-site parking is available, and the waterfront setting supports customer access by boat. The property is located in Monroe County, Indiana, within ZIP code 47468.
Set on 0.56 acres at 8939 E Southshore Drive in Unionville, the property fronts Lake Lemon and includes a dock providing direct access to the lake. On-site parking is available, and the waterfront setting supports customer access by boat. The property is located in Monroe County, Indiana, within ZIP code 47468.
Key Highlights
- 2,682 SF restaurant building with detached 1BR/1BA cabin
- 0.56‑acre lakefront property on Lake Lemon
- Dock provides direct lake access for boat customers
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
$34,686
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
4.36%
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%
$693,720
$693.7K
Cap Rate 7%
$495,514
$495.5K
Cap Rate 9%
$385,400
$385.4K
Market Conditions
NOI Build-Up for 2,682 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
$48.3K $18.00/SF
− Vacancy
−$2.0K −$0.76/SF
EGI
$46.2K $17.24/SF
− OpEx
−$11.6K −$4.31/SF
NOI
$34.7K $12.93/SF
Area
Monroe County, IN
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$693,720
Cap Rate 7%
$495,514
Cap Rate 9%
$385,400
Alternative Uses
Best Use
Specialty Retail
$495.5K
$433.6K – $578.1K
NOI $34,686 @ 7.0% cap · market cap 4.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$524.2K
$458.6K – $611.5K
NOI $36,691 @ 7.0% cap · market cap 4.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 47468, IN
1,180
Population
905
Households
1.3
Avg Household Size
53
Median Age
41%
College-Educated
95%
High-School Grad
30.3 sq mi
ZIP Area
39
Density / Sq Mi
$81,979
Median Household Income
$45,327
Median Earnings
$973
Median Rent
$282,600
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Established restaurant property with lake access, a detached cabin, included equipment, and on-site parking.
Where is this conventional restaurant located?
The property is located at 8939 E Southshore Drive Unionville, IN.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 2,682 SF restaurant building with detached 1BR/1BA cabin; 0.56‑acre lakefront property on Lake Lemon; Dock provides direct lake access for boat customers
