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    U-Pick Organic Orchard Opportunity Title is generated by Realmo AI

    9860 Highway 421, Francesville, IN 47946

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    For Sale
    $425,000

    Flourishing organic orchard with multiple structures in Francesville, Indiana.

    Type:Farm / Farm
    Property size:
    609,840 SF
    Lot size:
    14.00 Acres
    Price / SF:
    $0.70/SF
    Added:
    Aug 3, 2025
    Days on Market:
    304
    Last Refresh:
    Mar 13 at 5:34 pm

    Property Features for 9860 Highway 421

    General Information

    Standard status
    Active
    Size
    609,840 SF
    Lot size
    14.00 Acres
    Property subtype
    Farm / Farm

    We can help!

    Listing Contact
    Donna

    Listing agent Donna

    Listing office Classic Realty Group

    Listing date Aug 3, 2025

    Source Compass

    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 Classic Realty Group

    HighLights

    • Established U‑Pick organic orchard with 800+ fruit trees (apples, cherries, pears) and dedicated bee hive, offering immediate income potential.
    • Charming country store with finished loft and full bathroom, suitable for retail, tastings, or guest accommodations.
    • Commercial kitchen building currently used for BBQ sales, providing flexible space for culinary ventures or events.
    • Includes a cider press for crafting fresh‑pressed cider and pies, enabling value‑added product creation and sales.
    • Two primitive cabins with propane fireplaces, electricity, and water access, ideal for guest lodging or short‑term rentals.
    • Equipped with essential infrastructure: 3‑phase 200 amp electric, three propane tanks, tractor, and attachments, supporting orchard operations.

    Overview

    This U-Pick organic orchard is located in Francesville, Indiana. For over a decade, this property has been a chemical-free orchard with over 800 fruit trees, including apples, cherries, and pears. A bee hive ensures pollination and a healthy ecosystem. There are five main structures, including a country store with a finished loft and full bathroom, suitable for retail, tastings, or guest stays. The spacious barn features two toilets and a shower. There are also two primitive cabins with propane fireplaces, electricity, and water access, suitable for hosting guests or short-term rentals. A separate commercial kitchen building is currently used to sell BBQ dinners, offering flexible space for culinary ventures or events. The orchard comes equipped with its own cider press for crafting fresh-pressed cider and pies, making it a ready-to-run seasonal business or agritourism hub. The property features three propane tanks, 3-phase 200 amp electric, and comes with a tractor and attachments to support orchard operations. The property size is 609840 square feet. The possibilities for expansion are endless, from farm-to-table dinners and outdoor festivals to educational tours or event hosting. This sale is offered As-Is.
    Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Auto Repair Shop Auto Parts Store Food Market Grocery & Convenience Store Travel Agency Florist

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

    Location Insight

    • Map
    • Local Demand
    City
    Francesville
    County
    Pulaski
    State
    Indiana
    Longitude
    -86.89012
    Latitude
    40.920975

    FAQs

    What type of property is this?
    Farm - Flourishing organic orchard with multiple structures in Francesville, Indiana.
    Where is this farm located?
    The property is located at 9860 Highway 421 Francesville, IN.
    What is the asking price?
    The asking price for this property is $425,000.
    What are key features of this property?
    This property features: Established U‑Pick organic orchard with **800+ fruit trees** (apples, cherries, pears) and dedicated bee hive, offering immediate income potential.; Charming country store with finished loft and full bathroom, suitable for retail, tastings, or guest accommodations.; Commercial kitchen building currently used for BBQ sales, providing flexible space for culinary ventures or events.
    (708) 307-3992
    We can help!
    Listing Contact
    Donna
    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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