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Property profile & analytics
OFF-MARKET
Estimated value
$5,460,000
Hotels
17960 Foundation Dr Noblesville, IN 46060-2463
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US31-0302095
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2003
Construction
TYPE NOT SPECIFIED
Total area
33,258 SF
Lot
1.76 ac (76,666 SF)
APN
29-07-32-000-024.301-013
UPID
US31-0302095
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 Noblesville Hotel & Motel
-
17960 Foundation Drive Parking Parking Lot & Garage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.10M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.46M
Owner & transaction history
Ohm LLC · 3 yrs held
Ohm LLC
since 2022
Last sale
$4.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.7M
+14.6%
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 Noblesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Noblesville 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
$6,105,000
ML approach
$6,095,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$4,985,000
Current use
RESTAURANT
$5,710,000
Change: +15% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,005,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$5.46M
Range $4.91M – $6.01M · ±10% · vs last sale $4.82M (Oct 26 2022)
Last sale anchor
$4.82M
Oct 26 2022
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
$164 / 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
$47,195
Tax year 2023
Assessed value
$1,746,600
Assessed 2023
Previous assessed
$1,746,600
+0.0% YoY
Effective rate
2.70%
On assessed value
Assessed land
$395,000
Assessed improvement
$1,351,600
Land market value
$395,000
Improvement market value
$1,351,600
Total market value
$1,746,600
Applied tax rate
13.0000
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
2003
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
3
Units
59
Total area
33,258 SF
Lot
1.76 ac (76,666 SF)
APN
29-07-32-000-024.301-013
UPID
US31-0302095
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
$5.0M
RESTAURANT
Est. value
$5.7M
COMMERCIAL (GENERAL)
Est. value
$4.0M
HOTEL/MOTEL Current
RESTAURANT
COMMERCIAL (GENERAL)
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
2003
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
3
Units
59
Lot
1.76 ac
Current owner
From public records · entity-resolved
Ohm LLC
Entity
Free & Clear · 3 yrs held
Mailing address
4826 TAZER DRA, LAFAYETTE, IN 47905-4693
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 26, 2022
$4,817,500
Ohm LLC
Gsms 2014 Gc24 Foundation Drive LLC
Special Warranty Deed
—
Jan 14, 2022
$3,800,000
Gsms 2014 Gc24 West Sullivan Road L
Mhg Noblesville Holdings LLC
Sheriffs Deed
related
—
Sep 11, 2014
—
Mhg Noblesville Holdings LLC
Motels Of Noblesville LLP
Warranty Deed
$11,050,000 · Cantor Com'l R/e Lndg
Aug 18, 2008
—
Motels Of Noblesville LLP
—
Trustees Deed
related
$1,000,000 · Edgar County Bank & Trust Co
Jun 23, 2008
—
Sanjay Patel
—
Trustees Deed
related
$1,000,000 · Edgar County Bank & Trust Co
—
—
Motels Of Noblesville LLP
—
Deed Of Trust
related
$1,000,000 · Edgar County Bank & Trust Co
—
—
Fairfield Inn & Suites
—
Deed Of Trust
related
$2,450,000 · Broadway Bank
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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