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Property profile & analytics
OFF-MARKET
Estimated value
$7,040,000
Hotels
10495 Crosspoint Blvd Indianapolis, IN 46256-3323
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US31-3248556
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2017
Construction
WOOD
Total area
60,497 SF
Lot
2.39 ac (104,108 SF)
APN
29-14-12-003-001.113-006
UPID
US31-3248556
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Fairfield Inn & Suites Indianapolis Fishers Hotel & Motel
-
Pizza Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.49M
CAP Approach
CAP
$4.38M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.04M
Owner & transaction history
Crosspoint Blvd Hotel Partners LLC · 3 yrs held
Crosspoint Blvd Hotel Partners LLC
since 2023
Last sale
$9.3M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$4.9M
+256.7%
Restaurant
$4.2M
+206.8%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Indianapolis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Indianapolis submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$5,835,000
ML approach
$6,485,000
CAP Approach
CAP Return
Estimation
6%
$4,740,000
6.5%
$4,375,000
7%
$4,065,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,920,000
Change: +257% · Conversion: Difficult
RESTAURANT
$4,230,000
Change: +207% · Conversion: Difficult
Blend value · Realmo final
$7.04M
Range $6.34M – $7.74M · ±10% · vs last sale $9.25M (Mar 28 2023)
Last sale anchor
$9.25M
Mar 28 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$116 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$81,511
Tax year 2023
Assessed value
$3,703,200
Assessed 2023
Previous assessed
$3,703,200
+0.0% YoY
Effective rate
2.20%
On assessed value
Assessed land
$1,195,000
Assessed improvement
$2,508,200
Land market value
$1,195,000
Improvement market value
$2,508,200
Total market value
$3,703,200
Applied tax rate
6.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2017
Construction
WOOD
Heating
NONE
Stories
4
Units
99
Total area
60,497 SF
Lot
2.39 ac (104,108 SF)
APN
29-14-12-003-001.113-006
UPID
US31-3248556
Jurisdiction
HAMILTON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.9M
RESTAURANT
Est. value
$4.2M
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2017
Construction
WOOD
Heating
NONE
Stories
4
Units
99
Lot
2.39 ac
Current owner
From public records · entity-resolved
Crosspoint Blvd Hotel Partners LLC
Entity
Mailing address
9904 N BY NE BLVD, FISHERS, IN 46037-9635
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 28, 2023
$9,250,000
Crosspoint Blvd Hotel Partners LLC
100fishers LLC
Limited Warranty Deed
$13,675,000 · First Farmers Bank & Trust
Oct 29, 2019
—
100fishers LLC
E-l Land Investments LLP
Grant Deed
—
Feb 19, 2019
—
100fishers LLC
—
Loan Modification
related
$10,400,000 · Centier Bk
—
—
100fishers LLC
—
Loan Modification
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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