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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    2771 County Road 960 West Baden Springs, IN 47469

    • Commercial real estate
    • 35.00 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US31-1502996
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 2771 County Road 960

    Lot size
    35.00 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional 35-acre property in Orange County, Indiana, presents a unique opportunity for outdoor enthusiasts and those seeking a tranquil country retreat. The land boasts a diverse landscape, featuring 25 acres of standing timber and 10 acres of cleared land, perfect for various uses. A partially finished, open-concept basement house offers three bedrooms and one and a half baths, providing a comfortable base for enjoying the property. The home is nestled in a beautiful and secluded setting, yet enjoys convenient access to Highway 150 and 56, placing it within minutes of West Baden Springs and French Lick. Nearby amenities include shopping, dining, schools, and recreational activities. Its proximity to Patoka Lake, with its boat ramps, further enhances its appeal. For those seeking upscale leisure, the property is just three and a half miles from prestigious 5-star hotels, casinos, renowned golf courses (Pete Dye and Donald Ross), Paoli Peaks ski slopes, and the French Lick Airport. A utility shed and garden spot add to the property's practicality. This is a rare opportunity to own a versatile and well-located property offering both privacy and convenience. The asking price is $1,050,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    West Baden Springs
    County
    Orange
    State
    Indiana
    Longitude
    -86.6463168
    Latitude
    38.5973062

    Comparable in this City

    • $609,000
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      West Baden Springs Wooded Acreage

      43.55 acres of wooded land near French Lick Resort.
      W County Pike Rd, West Baden Springs, IN 47469
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    • $35,000
      0.50 Acres

      Half Acre Homesite with Cabin

      Picturesque homesite with cabin overlooking West Baden and French Lick.
      7893 Sinclair St, West Baden Springs, IN 47469
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    • Contact for pricing
      0.15 Acres

      Residential Land in West Baden

      Residential land with city utilities available in West Baden Springs.
      7878 W Sinclair St, West Baden Springs, IN 47469
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    • $820,000
      80.00 Acres

      Secluded Land Near French Lick

      80+ acre hunter's paradise near French Lick and West Baden.
      2011 N Co Rd 575 W, West Baden Springs, IN 47469
      View Details
    • $820,000
      80.00 Acres

      Secluded 80+ Acre Hunting Paradise

      80+ acres of untouched land near French Lick & West Baden.
      2011 N County Road 575 W, West Baden Springs, IN 47469
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    • $110,000
      0.11 Acres

      West Baden Springs Commercial Building

      Commercial building in West Baden Springs Downtown Business District.
      8179 W State Road 56, West Baden Springs, IN 47469
      View Details

    Similar Nearby for Sale

    • $609,000
      43.55 Acres

      West Baden Springs Wooded Acreage

      43.55 acres of wooded land near French Lick Resort.
      W County Pike Rd, West Baden Springs, IN 47469
      View Details
    • $35,000
      0.50 Acres

      Half Acre Homesite with Cabin

      Picturesque homesite with cabin overlooking West Baden and French Lick.
      7893 Sinclair St, West Baden Springs, IN 47469
      View Details
    • Contact for pricing
      0.15 Acres

      Residential Land in West Baden

      Residential land with city utilities available in West Baden Springs.
      7878 W Sinclair St, West Baden Springs, IN 47469
      View Details
    • $820,000
      80.00 Acres

      Secluded Land Near French Lick

      80+ acre hunter's paradise near French Lick and West Baden.
      2011 N Co Rd 575 W, West Baden Springs, IN 47469
      View Details
    • $820,000
      80.00 Acres

      Secluded 80+ Acre Hunting Paradise

      80+ acres of untouched land near French Lick & West Baden.
      2011 N County Road 575 W, West Baden Springs, IN 47469
      View Details
    • $110,000
      0.11 Acres

      West Baden Springs Commercial Building

      Commercial building in West Baden Springs Downtown Business District.
      8179 W State Road 56, West Baden Springs, IN 47469
      View Details
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    2771 County Road 960
    West Baden Springs, IN 47469
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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.

    More about this property
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