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Property profile & analytics
OFF-MARKET
Estimated value
$6,165,000
Hotels
10675 Pennsylvania St Carmel, IN 46280-1087
Entity Owned
15-yr Hold
Absentee Owner
Free & Clear
Property ID
US31-1820067
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2009
Construction
WOOD
Total area
81,753 SF
Lot
4.43 ac (192,971 SF)
APN
29-13-02-000-017.002-018
UPID
US31-1820067
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.72M
Comparable Approach
Comparable
$5.61M
Blend (final)
Blend
$6.17M
Owner & transaction history
LEBANON & TREE CITY HOTEL ASSOCIATES LLC
LEBANON & TREE CITY HOTEL ASSOCIATES LLC
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$9.2M
+8.3%
Commercial (general)
$8.5M
+0.9%
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 Carmel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Carmel 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$7,280,000
6.5%
$6,720,000
7%
$6,240,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$8,450,000
Current use
AUTO REPAIR, GARAGE
$9,150,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,525,000
Change: +1% · Conversion: Difficult
RETAIL STORES
$8,330,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$6.17M
Range $5.55M – $6.78M · ±10%
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
$75 / 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
$128,156
Tax year 2023
Assessed value
$6,353,200
Assessed 2023
Previous assessed
$6,353,200
+0.0% YoY
Effective rate
2.02%
On assessed value
Assessed land
$2,215,000
Assessed improvement
$4,138,200
Land market value
$2,215,000
Improvement market value
$4,138,200
Total market value
$6,353,200
Applied tax rate
18.0000
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
2009
Construction
WOOD
Heating
NONE
Stories
3
Units
119
Total area
81,753 SF
Lot
4.43 ac (192,971 SF)
APN
29-13-02-000-017.002-018
UPID
US31-1820067
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
HOTEL/MOTEL Current
Est. value
$8.5M
AUTO REPAIR, GARAGE
Est. value
$9.2M
COMMERCIAL (GENERAL)
Est. value
$8.5M
RETAIL STORES
Est. value
$8.3M
HOTEL/MOTEL Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
2009
Construction
WOOD
Heating
NONE
Stories
3
Units
119
Lot
4.43 ac
Current owner
From public records · entity-resolved
LEBANON & TREE CITY HOTEL ASSOCIATES LLC
Entity
Free & Clear · 0 yrs held
Mailing address
520 N MAIN ST STE #205, CHEBOYGAN, MI 49721-1162
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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