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Property profile & analytics
OFF-MARKET
Hotels
5302 Victory Dr Indianapolis, IN 46203-5951
Entity Owned
9-yr Hold
Free & Clear
Property ID
US31-0040067
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2008
Construction
WOOD
Total area
63,040 SF
Lot
2.26 ac (98,271 SF)
Zoning code
ZO01
APN
49-10-34-123-005.000-300
UPID
US31-0040067
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
-
Smithey Counseling Services Marriage Or Relationship Counselor
-
Holiday Inn Express Indianapolis - Southeast, an IHG Hotel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Lof2 Indy LLC · 9 yrs held
Lof2 Indy LLC
since 2017
5 recorded transactions
Zoning & alternative use
ZO01 · Indianapolis, IN
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$92,878
Tax year 2023
Assessed value
$3,764,800
Assessed 2023
Previous assessed
$3,764,800
+0.0% YoY
Effective rate
2.47%
On assessed value
Assessed land
$648,600
Assessed improvement
$3,116,200
Land market value
$648,600
Improvement market value
$3,116,200
Total market value
$3,764,800
Applied tax rate
300.0000
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
2008
Construction
WOOD
Heating
NONE
Stories
4
Units
623
Total area
63,040 SF
Lot
2.26 ac (98,271 SF)
Zoning code
ZO01
APN
49-10-34-123-005.000-300
UPID
US31-0040067
Jurisdiction
MARION
Zoning & alternative use
ZO01 · Indianapolis, IN
Zoning ZO01 · permitted uses
ZO01 · Indianapolis, IN
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Indianapolis. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2008
Construction
WOOD
Heating
NONE
Stories
4
Units
623
Lot
2.26 ac
Current owner
From public records · entity-resolved
Lof2 Indy LLC
Entity
Free & Clear · 9 yrs held
Mailing address
1635 43RD ST S STE #305, FARGO, ND 58103-3579
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2019
—
Lof2 Indy LLC
—
Loan Modification
related
$7,112,119 · Tcf Nat'l Bk
Mar 27, 2017
—
Lof2 Indy LLC
Krj Hotels LLC
Deed
—
Aug 24, 2006
—
Krj Hotels LLC
Pierle,larry J & Herbert J
Warranty Deed
related
—
Jan 28, 2004
—
Larry J Pierle
Ge Cap Franchise Finance Corp
Grant Deed
$250,000 · Landmark Savings Association
—
—
Krj Hotels LLC
—
Deed Of Trust
related
$50,000 · Mainsource Bk
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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