Duplex with Attached Two-Car
For Sale
$324,900
15440 W 101st Place, Dyer, IN 46311
Residential, Dyer, IN
Property Size1,688 SF
Lot Size0.16 Acres
Price / SF$192.48
Days on Market19
Property Features for 15440 W 101st Place
General Information
Property type
Residential
Property subtype
Duplex
Zoning description
residential
Bedrooms
8
Bathrooms
2
Full bathrooms
1
Rooms
Bedroom 4, Bonus Room, Bedroom 3, Bathroom 1, Dining Room, Den, Bedroom 6, Bedroom 5, Bedroom 8, Bedroom 7, Bedroom 1, Bedroom 2, Laundry Room, Bathroom 2
Parking features
Open
Patio and Porch features
Patio
Interior features
Open Floorplan, Walk-In Closet(s), Recessed Lighting, Pantry
Appliances
Disposal, Washer, Stainless Steel Appliance(s), Refrigerator, Microwave, Gas Water Heater, Gas Range, Dishwasher
Subdivision
Emerald Xing Un 7
Lot features
Landscaped
High school
Hanover Central High School
Elementary school district
Hanover
Middle school district
Hanover
High school district
Hanover
Directions
101st Avenue to Gettler, South to 101st Place, East to home.
Standard status
Active
APN
451401107016000013
Size
1,688 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
EMERALD CROSSING UNIT 7 E.45FT OF LOT 12
Tax Annual Amount
2524
HOA Fee
$130 Monthly
Legal Description
EMERALD CROSSING UNIT 7 E.45FT OF LOT 12
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
2020
Floors in Building
1
Listing Agency:
Realty Executives Premier · Realty Executives International
(219) 462-2224
Listed By:
Christine Hall
(219) 677-6540
Added: Aug 5
Changed: Aug 19
Last Checked: Aug 23 at 11:06PM
MLS# 843558
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 duplex property presents a 1,688-square-foot paired villa completed in 2020. The interior includes an open layout with a foyer, den, dining area, living room, kitchen, sunroom, two bedrooms, two bathrooms, and a laundry room. Kitchen features include Corian countertops, stainless steel appliances, a pantry, recessed lighting, and substantial cabinet storage. The primary bedroom has a private three-quarter bath, double-sink vanity, and walk-in closet. Vinyl plank flooring appears in several rooms, while the home is heated by a high-efficiency natural-gas forced-air furnace.
An attached two-car garage has epoxy flooring, and the residence also includes a patio accessed through sliding doors. Public water and public sewer serve the property. The home is located in Dyer, Indiana, a short distance from the Illinois state line.
An attached two-car garage has epoxy flooring, and the residence also includes a patio accessed through sliding doors. Public water and public sewer serve the property. The home is located in Dyer, Indiana, a short distance from the Illinois state line.
Key Highlights
- 1,688 Sq ft paired villa with an open‑concept floor plan
- Two‑bedroom, two‑bath configuration with den, sunroom, and laundry room
- 2020 year built
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
$16,781
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
5.16%
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%
$335,620
$335.6K
Cap Rate 7%
$239,729
$239.7K
Cap Rate 9%
$186,456
$186.5K
Market Conditions
NOI Build-Up for 1,688 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
$25.3K $15.00/SF
− Vacancy
−$1.3K −$0.80/SF
EGI
$24.0K $14.20/SF
− OpEx
−$7.2K −$4.26/SF
NOI
$16.8K $9.94/SF
Area
Lake County, IN
Vacancy
5.32%
Lease Rate
$15.00 /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%
$335,620
Cap Rate 7%
$239,729
Cap Rate 9%
$186,456
Alternative Uses
Best Use
Multifamily LT 5
$239.7K
$209.8K – $279.7K
NOI $16,781 @ 7.0% cap · market cap 5.16%
Second Best
Apartment 5plus
$213.3K
$186.7K – $248.9K
NOI $14,934 @ 7.0% cap · market cap 4.60%
Theoretical Best
Specialty Retail
$471.2K
$412.3K – $549.8K
NOI $32,986 @ 7.0% cap · market cap 10.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
138
Businesses Nearby
Explore this area
Business Placement
Demographics for 46311, IN
22,431
Population
9,128
Households
2.5
Avg Household Size
43
Median Age
37%
College-Educated
96%
High-School Grad
12.6 sq mi
ZIP Area
1,780
Density / Sq Mi
$109,167
Median Household Income
$58,332
Median Earnings
$1,221
Median Rent
$300,000
Median Home Value
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 - Open-plan paired villa with a den, sunroom, patio, and dedicated laundry room.
Where is this duplex located?
The property is located at 15440 W 101st Place Dyer, IN.
What is the asking price?
The asking price for this property is $324,900.
What are key features of this property?
This property features: 1,688 Sq ft paired villa with an open‑concept floor plan; Two‑bedroom, two‑bath configuration with den, sunroom, and laundry room; 2020 year built
