Monroe County holds irreplaceable architectural assets carved from local stone during Indiana's quarrying apex. As regional growth expands outward from Bloomington, Stinesville represents an opportunity to establish a quiet, permanent destination for civic gatherings and artful programming.
By acquiring and meticulously restoring key historic physical assets, this initiative bridges regional capital with local stewardship. The resulting venue provides a self-sustaining gathering anchor that honors regional history while hosting long-term community life.
Built on permanent stone
4
development phases
~1,100
square feet today
3
revenue streams
Picnic Inn & Picnic Gallery is a mixed-use project at 8248 West Main Street, Stinesville, Indiana 47464, in the historic town of Stinesville. The owner-occupied limestone corner building will combine Picnic Gallery, a 24/7 smart-vending market offering health-conscious, diabetic-friendly and keto snacks, with Picnic Inn, a boutique short-term stay minutes from McCormick's Creek State Park. Stinesville currently has no lodging and no healthy grab-and-go food. The project is built in phases, so each stage is funded and earning revenue before the next begins.
Phase 0 - Funded by Gift Basket Sales
Phase 1 - Picnic Gallery + First Guest Room
A $20,000 startup loan launches Bean Blossom Basket, our curated Southern Indiana gift basket business, selling through holiday preorders and corporate gifting. Basket profits then help cover flood recovery after the April 3 flood, a new sump pump and entrance drainage, permits and design.
Install 4-5 smart vending coolers with contactless, unmanned 24/7 service, and renovate Unit 1. Revenue begins.
Phase 2 - Picnic Inn Stays
Phase 3 - Expansion & Site Improvements
Convert the residential side (Units 2 and 3) into short-term accommodations, operated on Airbnb/VRBO or as a long-term lease depending on season. A 20 x 8 ft container home in back serves as temporary housing, then becomes an additional rental unit and storage.
A second-story addition (Units 4-6); six-foot fencing between the yard and the public park, with a park-facing mural; and permeable parking with a French drain to manage stormwater.
• Owner-occupied property with no lease risk.
• Three revenue streams: gift baskets, smart vending, and lodging.
• Low overhead and technology-enabled: smart vending, smart locks, automated booking.
• First mover: no rentals or healthy food options in town today.
• Flexible rental unit that can shift between short-term and long-term income.
• Supported by the Indiana SBDC and SCORE.
Our full business plan, financial model and phase-by-phase budgets are available to qualified lenders on request.
The partner inquiry process
Initial Consultation
Briefing Delivery
Site Walkthrough
Connect directly with project leadership to review the overarching architectural roadmap and community mandate.
Receive confidential site documentation outlining physical asset conditions, restoration phases, and governance.
Join an eye-level architectural review in Stinesville to inspect raw masonry, interior spans, and surrounding grounds.
Direct conversations are welcome with individuals and institutions committed to physical heritage preservation.