Two-Bedroom Paired
For Sale
$294,804
3267 Augusta Boulevard, Portage, IN 46368
Residential, Portage, IN
Property Size1,429 SF
Lot Size0.18 Acres
Price / SF$206.30
Days on Market49
Property Features for 3267 Augusta Boulevard
General Information
Property type
Residential
Property subtype
Duplex
Property condition
Under Construction
Zoning description
residential
Bedrooms
2
Bathrooms
2
Full bathrooms
1
Rooms
Bathroom 1, Dining Room, Bedroom 1, Bedroom 2, Laundry Room, Bathroom 2
Parking features
Open, Garage, Driveway, Off Street
Window features
Insulated Windows
Patio and Porch features
Patio, Porch
Interior features
Entrance Foyer, Walk-In Closet(s), Stone Counters, Recessed Lighting, Pantry, Open Floorplan, Kitchen Island, High Ceilings, Eat-in Kitchen
Exterior features
Private Yard, Rain Gutters
Accessibility
Accessible Approach with Ramp
Appliances
Disposal, Stainless Steel Appliance(s), Refrigerator, Microwave, Gas Water Heater, Dishwasher
Subdivision
Rivertrace
Lot features
Back Yard, Paved, Landscaped, Front Yard, Few Trees
Elementary school
Kyle Elementary
Middle school
Willowcreek Middle School
High school
Portage High School
Elementary school district
Portage Township
Middle school district
Portage Township
High school district
Portage Township
Directions
From Lute Rd. Head South on Augusta to Home on the East Side of the Rd.
Standard status
Active
APN
640524327006000016
Size
1,429 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Rivertrace Subdivision - Phase 1 Lot 3A .183A
HOA Fee
$155 Monthly
Legal Description
Rivertrace Subdivision - Phase 1 Lot 3A .183A
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas
Water source
Public
Amenities
covered patio
irrigation
tankless water supply
Building Details
Year built
2025
Floors in Building
1
Listing Agency:
McColly Real Estate
(219) 762-8578
Listed By:
Brent Wright · License #RB14038385
(219) 406-7195
Added: Jul 16
Changed: Aug 19
Last Checked: Sep 2 at 4:06AM
MLS# 842421
Copyright © 2026 Greater Northwest Indiana Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Paired villa duplex “The Quincey” is a brand-new, move-in-ready home under construction with an open floorplan and two bedrooms and two bathrooms. Interior highlights include 9' ceilings, integrated LED lighting, recessed lighting, and an entrance foyer leading to a spacious great room open to the kitchen. The kitchen features a center island, quartz counters, stainless steel appliances, a walk-in pantry, pantry storage, and generous cabinet and counter space. The primary suite includes a private bath and a walk-in closet, plus a linen closet.
Outside, the home offers a covered patio for outdoor relaxation and cooking, along with a private yard with full sod, irrigation, and landscaping. The Quincey is described as high performance and energy efficient, with a tankless water supply and rain gutters. An accessible approach with ramp is also noted.
Year built is 2025. The home is on a 0.183-acre lot with a 1,429-square-foot interior. Utilities include public water and public sewer, with natural gas heat and cable available. Appliances listed include disposal, dishwasher, microwave, refrigerator, and gas water heater. Parking is shown as a garage with driveway and off-street options. Warranty terms noted include a 10-year structural warranty and 4-year workmanship on the roof.
Outside, the home offers a covered patio for outdoor relaxation and cooking, along with a private yard with full sod, irrigation, and landscaping. The Quincey is described as high performance and energy efficient, with a tankless water supply and rain gutters. An accessible approach with ramp is also noted.
Year built is 2025. The home is on a 0.183-acre lot with a 1,429-square-foot interior. Utilities include public water and public sewer, with natural gas heat and cable available. Appliances listed include disposal, dishwasher, microwave, refrigerator, and gas water heater. Parking is shown as a garage with driveway and off-street options. Warranty terms noted include a 10-year structural warranty and 4-year workmanship on the roof.
Key Highlights
- 1,429 SF paired villa duplex on a 0.183‑acre lot
- 9' ceilings with integrated LED lighting and recessed lighting
- Open floorplan great room connected to a kitchen with island and quartz counters
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$11,348
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.85%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$226,960
$227.0K
Cap Rate 7%
$162,114
$162.1K
Cap Rate 9%
$126,089
$126.1K
Market Conditions
NOI Build-Up for 1,429 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$21.9K $15.36/SF
− Vacancy
−$1.3K −$0.92/SF
EGI
$20.6K $14.44/SF
− OpEx
−$9.3K −$6.50/SF
NOI
$11.3K $7.94/SF
Area
Porter County, IN
Vacancy
6.00%
Lease Rate
$15.36 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$226,960
Cap Rate 7%
$162,114
Cap Rate 9%
$126,089
Alternative Uses
Best Use
Apartment 5plus
$162.1K
$141.9K – $189.1K
NOI $11,348 @ 7.0% cap · market cap 3.85%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$541.6K
$473.9K – $631.9K
NOI $37,912 @ 7.0% cap · market cap 12.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
663
Businesses Nearby
Explore this area
Business Placement
Demographics for 46368, IN
39,837
Population
16,870
Households
2.4
Avg Household Size
39
Median Age
18%
College-Educated
90%
High-School Grad
25.3 sq mi
ZIP Area
1,575
Density / Sq Mi
$72,638
Median Household Income
$42,508
Median Earnings
$1,140
Median Rent
$213,500
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - New paired villa duplex under construction with two bedrooms, two baths, and a covered patio.
Where is this single family property located?
The property is located at 3267 Augusta Boulevard Portage, IN.
What is the asking price?
The asking price for this property is $294,804.
What are key features of this property?
This property features: 1,429 SF paired villa duplex on a 0.183‑acre lot; 9' ceilings with integrated LED lighting and recessed lighting; Open floorplan great room connected to a kitchen with island and quartz counters
