Duplex with Two-Stall
New
For Sale
$224,999
820 Kilbourn Street, Elkhart, IN 46514
INVESTMENT, Two and Half Story, Elkhart, IN
Property Size1,596 SF
Lot Size0.20 Acres
Price / SF$140.98
Days on Market2
Property Features for 820 Kilbourn Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 1, Basement
Parking
6
Parking features
Garage, Off Street
Fencing
Chain Link
Basement
Block
Lot features
City/ Town/ Suburb, Corner, Level
Elementary school
Mary Feeser
Middle school
West Side
High school
Elkhart
Elementary school district
Elkhart Community Schools
Middle school district
Elkhart Community Schools
High school district
Elkhart Community Schools
Directions
Michigan Street to Kilbourn Street
Subdivision
Elkhart County
Standard status
Active
APN
20-06-06-433-004.000-012
Size
1,596 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
STRONGS RIVERSIDE LOT 57
Tax Annual Amount
1000
Legal Description
STRONGS RIVERSIDE LOT 57
Amenities
washer & dryer
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Carpet, Vinyl
Roof type
Shingle, Asphalt
Architectural style
Other
Listing Agency:
Berkshire Hathaway HomeServices Elkhart
(574) 293-1010
Listed By:
Michele Mathewson
(574) 596-4521
Added: Sep 26
Last Checked: Sep 27 at 4:06PM
MLS# 202639983
Copyright © 2026 Elkhart County Board 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 two-unit property contains 1,596 square feet on a 0.2-acre lot. Built in 1900, the two-and-a-half-story building has carpet and vinyl flooring, with recent carpet and paint updates. The ground-floor residence includes a washer and dryer.
Off-street parking and a two-stall garage serve the property. Both units are currently unoccupied.
Off-street parking and a two-stall garage serve the property. Both units are currently unoccupied.
Key Highlights
- Two‑unit property with 1,596 square feet of building area
- 0.2‑acre lot
- Two‑stall garage and off‑street parking
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
$13,269
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
5.90%
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%
$265,380
$265.4K
Cap Rate 7%
$189,557
$189.6K
Cap Rate 9%
$147,433
$147.4K
Market Conditions
NOI Build-Up for 1,596 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
$20.5K $12.84/SF
− Vacancy
−$1.5K −$0.96/SF
EGI
$19.0K $11.88/SF
− OpEx
−$5.7K −$3.56/SF
NOI
$13.3K $8.31/SF
Area
Elkhart County, IN
Vacancy
7.50%
Lease Rate
$12.84 /SF/Yr
Expense Ratio
30.00%
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%
$265,380
Cap Rate 7%
$189,557
Cap Rate 9%
$147,433
Alternative Uses
Best Use
Multifamily LT 5
$189.6K
$165.9K – $221.2K
NOI $13,269 @ 7.0% cap · market cap 5.90%
Second Best
Apartment 5plus
$169.1K
$148.0K – $197.3K
NOI $11,836 @ 7.0% cap · market cap 5.26%
Theoretical Best
Specialty Retail
$295.5K
$258.6K – $344.7K
NOI $20,684 @ 7.0% cap · market cap 9.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
240
Businesses Nearby
Explore this area
Business Placement
Demographics for 46514, IN
42,048
Population
17,987
Households
2.3
Avg Household Size
39
Median Age
21%
College-Educated
86%
High-School Grad
38.7 sq mi
ZIP Area
1,087
Density / Sq Mi
$61,784
Median Household Income
$40,909
Median Earnings
$1,084
Median Rent
$170,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Both residences are vacant, and the ground-floor unit has a washer and dryer.
Where is this duplex located?
The property is located at 820 Kilbourn Street Elkhart, IN.
What is the asking price?
The asking price for this property is $224,999.
What are key features of this property?
This property features: Two‑unit property with 1,596 square feet of building area; 0.2‑acre lot; Two‑stall garage and off‑street parking
