Duplex Residence with Attached
For Sale
$316,000
15521 W 101st Lane, Dyer, IN 46311
Residential, Dyer, IN
Property Size1,549 SF
Lot Size0.14 Acres
Price / SF$204
Days on Market54
Property Features for 15521 W 101st Lane
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bathroom 1, Den, Dining Room, Bathroom 2
Parking features
Garage, Driveway, Open
Interior features
Double Vanity, Walk-In Closet(s), Open Floorplan, Granite Counters
Fireplace
1
Appliances
Dishwasher, Refrigerator, Range, Microwave
Subdivision
Emerald Xing
Lot features
Landscaped, Rectangular Lot
Elementary school district
Hanover
Middle school district
Hanover
High school district
Hanover
Directions
From 101st Ave, turn South on Gettler St, turn East onto 101st Ln. Home is on the right.
Standard status
Active
APN
451401113011000013
Size
1,549 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
EMERALD CROSSING UNIT 8 LOT 292 EX. E.47.5FT.
Tax Annual Amount
2523
HOA Fee
$130 Monthly
Legal Description
EMERALD CROSSING UNIT 8 LOT 292 EX. E.47.5FT.
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
2022
Floors in Building
1
Listing Agency:
Realty Executives Premier · Realty Executives International
(219) 462-2224
Listed By:
Tamara Polisson
(219) 313-1056
Added: Jul 10
Changed: Aug 26
Last Checked: Sep 1 at 6:06PM
MLS# 842046
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 1,549-square-foot duplex residence, built in 2022, features a two-bedroom, two-bath layout with an open central living area. The kitchen includes granite counters, stainless steel appliances, extensive cabinetry, a pantry, recessed lighting, and patio access. A den provides additional flexible interior space, while the primary bedroom includes a private three-quarter bath, double vanity, glass-enclosed shower, and walk-in closet. Vinyl plank flooring extends through several main areas, and a laundry room adds storage with a coat closet.
The property sits on a 0.1433-acre lot at 15521 W 101st Lane in Dyer, Indiana, near the Illinois state line. An attached two-car garage, driveway, public water, public sewer, natural-gas forced-air heating, and a fireplace are included.
The property sits on a 0.1433-acre lot at 15521 W 101st Lane in Dyer, Indiana, near the Illinois state line. An attached two-car garage, driveway, public water, public sewer, natural-gas forced-air heating, and a fireplace are included.
Key Highlights
- 1,549 square feet with 2 bedrooms and 2 bathrooms
- Built in 2022 on a 0.1433‑acre lot
- Attached 2‑car garage with driveway 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
$15,399
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
4.87%
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%
$307,980
$308.0K
Cap Rate 7%
$219,986
$220.0K
Cap Rate 9%
$171,100
$171.1K
Market Conditions
NOI Build-Up for 1,549 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
$23.2K $15.00/SF
− Vacancy
−$1.2K −$0.80/SF
EGI
$22.0K $14.20/SF
− OpEx
−$6.6K −$4.26/SF
NOI
$15.4K $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%
$307,980
Cap Rate 7%
$219,986
Cap Rate 9%
$171,100
Alternative Uses
Best Use
Multifamily LT 5
$220.0K
$192.5K – $256.7K
NOI $15,399 @ 7.0% cap · market cap 4.87%
Second Best
Apartment 5plus
$195.8K
$171.3K – $228.4K
NOI $13,704 @ 7.0% cap · market cap 4.34%
Theoretical Best
Specialty Retail
$432.4K
$378.4K – $504.5K
NOI $30,269 @ 7.0% cap · market cap 9.58%
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 - Built in 2022 with open-plan living, granite countertops, public utilities, and a two-car attached garage.
Where is this duplex located?
The property is located at 15521 W 101st Lane Dyer, IN.
What is the asking price?
The asking price for this property is $316,000.
What are key features of this property?
This property features: 1,549 square feet with 2 bedrooms and 2 bathrooms; Built in 2022 on a 0.1433‑acre lot; Attached 2‑car garage with driveway parking
