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Property profile & analytics
OFF-MARKET
Estimated value
$690,000
Hotels
4690 Hvn Pt Blvd Carmel, IN 46280-2747
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US31-3069010
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2002
Construction
WOOD
Total area
9,649 SF
Lot
13.72 ac (597,643 SF)
APN
29-14-08-007-001.000-018
UPID
US31-3069010
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
$940k
CAP Approach
CAP
$700k
Comparable Approach
Comparable
$430k
Blend (final)
Blend
$690k
Owner & transaction history
North Haven Apartments LLC · 2 yrs held
North Haven Apartments LLC
since 2023
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.0M
+357.3%
Apartment house (5+ units)
$785,000
+256.7%
Restaurant
$675,000
+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 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
$940,000
CAP Approach
CAP Return
Estimation
6%
$755,000
6.5%
$700,000
7%
$650,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,005,000
Change: +357% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$785,000
Change: +257% · Conversion: Difficult
RESTAURANT
$675,000
Change: +207% · Conversion: Difficult
AUTO REPAIR, GARAGE
$580,000
Change: +163% · Conversion: Difficult
RETAIL STORES
$575,000
Change: +161% · Conversion: Difficult
OFFICE BUILDING
$475,000
Change: +117% · Conversion: Difficult
Blend value · Realmo final
$690k
Range $621k – $759k · ±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
$72 / 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
$600,516
Tax year 2023
Assessed value
$29,787,200
Assessed 2023
Previous assessed
$29,787,200
+0.0% YoY
Effective rate
2.02%
On assessed value
Assessed land
$2,469,600
Assessed improvement
$27,317,600
Land market value
$2,469,600
Improvement market value
$27,317,600
Total market value
$29,787,200
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
2002
Construction
WOOD
Heating
NONE
Buildings
16
Stories
1
Total area
9,649 SF
Lot
13.72 ac (597,643 SF)
APN
29-14-08-007-001.000-018
UPID
US31-3069010
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
COMMERCIAL (GENERAL)
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$785,000
RESTAURANT
Est. value
$675,000
AUTO REPAIR, GARAGE
Est. value
$580,000
RETAIL STORES
Est. value
$575,000
OFFICE BUILDING
Est. value
$475,000
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
OFFICE BUILDING
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
2002
Construction
WOOD
Heating
NONE
Stories
1
Buildings
16
Lot
13.72 ac
Current owner
From public records · entity-resolved
North Haven Apartments LLC
Entity
Mailing address
805 CITY CTR DR STE #120, CARMEL, IN 46032-5641
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 3, 2023
—
North Haven Apartments LLC
—
Deed
related
$28,749,000 · M&t Realty Capital Corporation
—
—
North Haven Apartments LLC
—
Deed Of Trust
related
$20,200,000 · Jackson National Life Ins Co
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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