Half-Duplex with
For Sale
$364,000
2061 Vale Park Road, Valparaiso, IN 46385
Residential, Valparaiso, IN
Property Size2,327 SF
Lot Size0.31 Acres
Price / SF$156.42
Days on Market62
Property Features for 2061 Vale Park Road
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bathroom 1, Bedroom 1, Bedroom 2, Bathroom 3, Dining Room
Parking features
Open, Driveway, Garage
Patio and Porch features
Deck
Interior features
Ceiling Fan(s), Walk-In Closet(s), Open Floorplan, Kitchen Island, High Ceilings, Granite Counters, Eat-in Kitchen, Entrance Foyer
Exterior features
Private Yard, Rain Gutters
Basement
Crawl Space
Appliances
Built-In Gas Range, Water Softener Owned, Washer, Stainless Steel Appliance(s), Range Hood, Microwave, Gas Water Heater, Dishwasher, Dryer
Subdivision
Beauty Crk Villa Homes
Lot features
Back Yard, Wooded, Private, Landscaped
Directions
Froberg to Vale Park Rd, East to home on the right.
Standard status
Active
APN
640910483010000004
Size
2,327 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
BEAUTY CREEK VILLA HOMES LOT 30 EX E69.7 .31A DITCH ANXD 07/08
Tax Annual Amount
4611
HOA Fee
$175 Annually
Legal Description
BEAUTY CREEK VILLA HOMES LOT 30 EX E69.7 .31A DITCH ANXD 07/08
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Water source
Public
Building Details
Year built
2007
Floors in Building
1
Listing Agency:
Seramur Properties, LLC
(219) 548-8800
Listed By:
Theresa Nicksic
(219) 921-6268
Added: Jul 2
Changed: Aug 26
Last Checked: Sep 1 at 4:06PM
MLS# 841666
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 half-duplex offers a flexible layout with 2+ bedrooms and 3 bathrooms. The main level includes the primary bedroom with an en-suite bath and a large walk-in closet, along with an open-concept kitchen, dining, and living area. A mail-level office (or potential third bedroom) adds versatility, and an additional sunroom provides extra living space with views of the private, tree-lined backyard.
Upstairs, the home has a large bedroom area with a full bath and a spacious walk-in closet. The kitchen includes stainless appliances, granite countertops, and a kitchen island. Comfort features listed include a reverse osmosis system, water softener, and irrigation system. Washer and dryer will convey with the property.
The home is located near the Vale Park walking trail, providing direct access to outdoor walking routes.
Upstairs, the home has a large bedroom area with a full bath and a spacious walk-in closet. The kitchen includes stainless appliances, granite countertops, and a kitchen island. Comfort features listed include a reverse osmosis system, water softener, and irrigation system. Washer and dryer will convey with the property.
The home is located near the Vale Park walking trail, providing direct access to outdoor walking routes.
Key Highlights
- Half‑duplex built in 2007 with 2 bedrooms, 3 bathrooms, and an open floorplan
- Main floor primary bedroom with en‑suite bath and large walk‑in closet
- Kitchen features granite counters and a kitchen island, plus stainless steel appliances (including built‑in gas range)
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
$18,479
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
5.08%
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%
$369,580
$369.6K
Cap Rate 7%
$263,986
$264.0K
Cap Rate 9%
$205,322
$205.3K
Market Conditions
NOI Build-Up for 2,327 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
$35.7K $15.36/SF
− Vacancy
−$2.1K −$0.92/SF
EGI
$33.6K $14.44/SF
− OpEx
−$15.1K −$6.50/SF
NOI
$18.5K $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%
$369,580
Cap Rate 7%
$263,986
Cap Rate 9%
$205,322
Alternative Uses
Best Use
Apartment 5plus
$264.0K
$231.0K – $308.0K
NOI $18,479 @ 7.0% cap · market cap 5.08%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$882.0K
$771.7K – $1.03M
NOI $61,737 @ 7.0% cap · market cap 16.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
59
Businesses Nearby
Explore this area
Business Placement
Demographics for 46385, IN
41,832
Population
16,071
Households
2.6
Avg Household Size
42
Median Age
34%
College-Educated
94%
High-School Grad
80.7 sq mi
ZIP Area
518
Density / Sq Mi
$97,208
Median Household Income
$50,582
Median Earnings
$1,225
Median Rent
$305,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Half-duplex home features 2-plus bedrooms, 3 baths, a sunroom, and a tree-lined backyard on a spacious lot.
Where is this single family property located?
The property is located at 2061 Vale Park Road Valparaiso, IN.
What is the asking price?
The asking price for this property is $364,000.
What are key features of this property?
This property features: Half‑duplex built in 2007 with 2 bedrooms, 3 bathrooms, and an open floorplan; Main floor primary bedroom with en‑suite bath and large walk‑in closet; Kitchen features granite counters and a kitchen island, plus stainless steel appliances (including built‑in gas range)
