Chiafos Resorts 4983 E Indiana Beach Rd 90 Room Hotel Monticello, IN 47960 $8,884,720 CAD ($98,719 CAD/Room)

Chiafos Resorts is a newly renovated, waterfront lodging asset located immediately outside the entrance to Indiana Beach Amusement & Water Park in Monticello, Indiana. The property consists of 55 total units across a diversified mix, including 20 two-story 2BR / 1BA units, 18 single-story 2BR / 1BA units, and 17 hotel-style rooms with kitchens and one bathroom, allowing for flexible operation across extended-stay, nightly lodging, or a true resort model.
The asset has undergone a comprehensive renovation program, including new siding, roofs, porches, kitchens, bathrooms, flooring, doors, and exterior finishes, positioning the property with minimal near-term capital expenditure requirements and making it immediately financeable and operationally stable.
The resort sits directly on the water and includes 12 completed boat docks, with approvals in place for up to 36 total docks, creating a meaningful waterfront premium and a direct tie to seasonal lake demand. Importantly, the property includes a foundation already in place for a future two-story, 8-unit waterfront hotel building, providing an immediate value-add opportunity through completion of vertical construction. Completing this phase would materially increase total unit count, waterfront inventory, and overall revenue capacity.
In addition, the ownership has already purchased a resort-style pool, with the planned footprint designed adjacent to the future waterfront hotel, allowing a new owner to immediately enhance the guest amenity package upon installation. The combination of the in-place foundation and pre-purchased pool significantly accelerates the timeline to a higher-rate, destination-oriented resort model.
Ancillary improvements include a 40’ x 60’ maintenance pole barn with bathroom facilities, supporting on-site operations, storage, or ancillary income uses.
The property is currently operated as an extended-stay lodging asset, benefiting from consistent workforce and seasonal demand, while retaining clear upside through a transition to a higher-ADR resort or short-term rental operation. Larger unit layouts, full kitchens, waterfront access, and shovel-ready expansion infrastructure provide multiple operating paths and exit strategies.
From an investment perspective, Chiafos Resorts benefits from an irreplaceable front-gate location at one of the Midwest’s most visited regional amusement destinations, combined with direct Lake Shafer frontage and limited competing waterfront supply. White County’s diversified employment base supports year-round demand, while the asset’s renovated condition, immediate expansion capability, and pre-purchased resort amenities position it as a durable, cash-producing hospitality investment with near-term value-add execution and long-term upside.