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Property profile & analytics
OFF-MARKET
Estimated value
$4,085,000
Hotels
9780 By Ne Blvd Fishers, IN 46037-9783
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US31-0318073
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1994
Construction
TYPE NOT SPECIFIED
Total area
38,965 SF
Lot
2.97 ac (129,373 SF)
APN
29-14-12-005-014.002-006
UPID
US31-0318073
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
$3.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.09M
Owner & transaction history
Heers LLC · 2 yrs held
Heers LLC
since 2023
Last sale
$3.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.4M
+5.0%
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 Fishers submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fishers 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%
$4,050,000
6.5%
$3,735,000
7%
$3,470,000
Alternative Use
Use
Estimation
HOTEL/MOTEL
$4,145,000
Current use
RETAIL STORES
$4,355,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$4.09M
Range $3.68M – $4.49M · ±10% · vs last sale $3.84M (Aug 3 2023)
Last sale anchor
$3.84M
Aug 3 2023
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
$105 / 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
$32,585
Tax year 2023
Assessed value
$1,477,000
Assessed 2023
Previous assessed
$1,477,000
+0.0% YoY
Effective rate
2.21%
On assessed value
Assessed land
$1,298,000
Assessed improvement
$179,000
Land market value
$1,298,000
Improvement market value
$179,000
Total market value
$1,477,000
Applied tax rate
6.0000
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
1994
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
3
Units
78
Total area
38,965 SF
Lot
2.97 ac (129,373 SF)
APN
29-14-12-005-014.002-006
UPID
US31-0318073
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
$4.1M
RETAIL STORES
Est. value
$4.4M
HOTEL/MOTEL Current
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
1994
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
3
Units
78
Lot
2.97 ac
Current owner
From public records · entity-resolved
Heers LLC
Entity
Free & Clear · 2 yrs held
Mailing address
IN
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 3, 2023
$3,840,000
Heers LLC
Champion Fisjers LLC
Special Warranty Deed
—
Oct 9, 2017
—
Champion Fishers LLC
Indianapolis Ne LLC
Special Warranty Deed
—
Oct 20, 2010
—
Indianapolis Ne LLC
Fishers Hotel Partners LLC
Warranty Deed
—
—
—
Fishers Hotel Partners LLC
—
Deed Of Trust
related
$250,000 · Union Planters National Bank
—
—
Northeast Hotel Partners LLP
—
Deed Of Trust
related
$1,500,000 · Homefed Bank
—
—
Champion Fishers LLC
—
Deed Of Trust
related
$1,907,200 · Interbank
—
—
Champion Fishers LLC
—
Loan Modification
related
$4,320,000 · Interbank
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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