Half Duplex Home with Finished
For Sale
$275,000
Pending
3884 Stadium Street, Portage, IN 46368
Residential, Portage, IN
Property Size1,252 SF
Lot Size0.15 Acres
Days on Market130
Property Features for 3884 Stadium Street
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 2, Bedroom 1, Bathroom 1, Kitchen
Parking features
Driveway, Open, Oversize, Garage
Window features
Aluminum Frames
Patio and Porch features
Patio
Interior features
Cathedral Ceiling(s), Walk-In Closet(s), Recessed Lighting, Pantry, Open Floorplan, Kitchen Island, Granite Counters, Ceiling Fan(s)
Exterior features
Private Yard
Basement
Crawl Space
Appliances
Dryer, Washer, Stainless Steel Appliance(s), Range, Microwave, Gas Water Heater, Gas Range, Dishwasher, Disposal
Subdivision
Cardinal Crossing Ph 2
Lot features
Back Yard, Sprinklers In Rear, Sprinklers In Front, Front Yard
Directions
From Rt 6 and Willowcreek Rd. Go south on Willowcreek to Holmes Ave. Turn right on Holmes Ave, next street Stadium St, turn right. Home will be on right hand side of the street.
Standard status
Pending
APN
640526402046000016
Size
1,252 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
CARDINAL CROSSING PHASE 2 N PT LOT 240 .15A
Tax Annual Amount
2125
Legal Description
CARDINAL CROSSING PHASE 2 N PT LOT 240 .15A
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Water source
Public
Building Details
Year built
2015
Floors in Building
1
Listing Agency:
McColly Real Estate
(219) 763-4565
Listed By:
Diana Smoot · License #RB14015673
(219) 765-0929
Added: Apr 15
Changed: Aug 19
Last Checked: Aug 22 at 5:06PM
MLS# 837127
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.
This beautifully maintained half duplex offers an open-concept interior with cathedral ceilings and hardwood floors. The kitchen includes granite countertops and stainless steel appliances, supporting both everyday use and entertaining. The home provides 2 bedrooms, including a main suite with a private bath.
Additional improvements include a finished 2.5-car garage and a crawl space for extra storage. Central air is described as newer, approximately 2 years old, and the property includes an irrigation system to support landscaping throughout the year.
Located at 3884 Stadium Street in Portage, Indiana, this move-in-ready home is presented as a single-family style half duplex with residential income classification in the provided information.
Additional improvements include a finished 2.5-car garage and a crawl space for extra storage. Central air is described as newer, approximately 2 years old, and the property includes an irrigation system to support landscaping throughout the year.
Located at 3884 Stadium Street in Portage, Indiana, this move-in-ready home is presented as a single-family style half duplex with residential income classification in the provided information.
Key Highlights
- 2015‑built half duplex with an open floorplan and cathedral ceilings
- Kitchen features granite counters, kitchen island, and stainless steel appliances
- 2 bedrooms with a main suite that includes a private bath and walk‑in closet(s)
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
$9,942
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
3.62%
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%
$198,840
$198.8K
Cap Rate 7%
$142,029
$142.0K
Cap Rate 9%
$110,467
$110.5K
Market Conditions
NOI Build-Up for 1,252 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
$19.2K $15.36/SF
− Vacancy
−$1.2K −$0.92/SF
EGI
$18.1K $14.44/SF
− OpEx
−$8.1K −$6.50/SF
NOI
$9.9K $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%
$198,840
Cap Rate 7%
$142,029
Cap Rate 9%
$110,467
Alternative Uses
Best Use
Apartment 5plus
$142.0K
$124.3K – $165.7K
NOI $9,942 @ 7.0% cap · market cap 3.62%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$474.5K
$415.2K – $553.6K
NOI $33,216 @ 7.0% cap · market cap 12.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
257
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 - Well-maintained half duplex features open-concept living, 2 bedrooms, and a finished 2.5-car garage for added usability.
Where is this single family property located?
The property is located at 3884 Stadium Street Portage, IN.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 2015‑built half duplex with an open floorplan and cathedral ceilings; Kitchen features granite counters, kitchen island, and stainless steel appliances; 2 bedrooms with a main suite that includes a private bath and walk‑in closet(s)
