Two-Level Duplex with Private
For Sale
$367,400
3023 W 82nd Place, Merrillville, IN 46410
Residential, Merrillville, IN
Property Size2,600 SF
Lot Size0.10 Acres
Price / SF$141.31
Days on Market150
Property Features for 3023 W 82nd Place
General Information
Property type
Residential
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 5, Bathroom 2, Laundry Room, Bathroom 1, Bedroom 1, Bedroom 2, Dining Room, Bedroom 4
Parking features
Driveway
Patio and Porch features
Deck
Interior features
Cathedral Ceiling(s), Walk-In Closet(s), Vaulted Ceiling(s), Open Floorplan, Kitchen Island, High Ceilings, Granite Counters, Crown Molding, Ceiling Fan(s)
Exterior features
Balcony
Appliances
Dishwasher, Microwave
Subdivision
Liberty Estates
Lot features
Back Yard, Landscaped
Directions
RT 30 TO WHICOMB GO SOUTH ON WHITCOMB MAKE THE FIRST LEFT ON TO 84TH PLACE AND FOLLOW THE SIGNS FOR THE SALES OFFICE.
Standard status
Active
APN
451219479018000030
Size
2,600 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LIBERTY ESTATES PHASE 1,2&3 PHASE 2 PT OF LOT 62 (3023 82ND PL)
Tax Annual Amount
20
HOA Fee
$500 Annually
Legal Description
LIBERTY ESTATES PHASE 1,2&3 PHASE 2 PT OF LOT 62 (3023 82ND PL)
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Water source
Public
Water front features
Pond
Water front
1
Building Details
Year built
2026
Floors in Building
2
Listing Agency:
McColly Real Estate
(219) 322-5508
Listed By:
Jennifer Anderson · License #475202167
(219) 689-4420
Added: Apr 7
Changed: Sep 2
Last Checked: Sep 3 at 12:06PM
MLS# 836663
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 under-construction duplex offers 2,600 square feet on a 0.1-acre lot, with five bedrooms, two bathrooms, and two levels of living space. The interior includes cathedral and vaulted ceilings, skylights, a kitchen island, granite counters, upgraded cabinetry with crown molding, enhanced flooring and lighting, oak stair railings, and window treatments. A two-car garage, concrete driveway, private deck, professional landscaping, and balcony add practical and outdoor features. Energy-efficient construction and sound-resistant common walls are also included, along with public water and public sewer.
Located at 3023 W 82nd Place in Merrillville, the property is near parks, a pond with fountain, a nature preserve, butterfly park area, bird sanctuary, and multiple dog parks. A 20-acre sport park, regional bike path, and residential storage are identified for 2027. The duplex is listed with a 2026 year built.
Located at 3023 W 82nd Place in Merrillville, the property is near parks, a pond with fountain, a nature preserve, butterfly park area, bird sanctuary, and multiple dog parks. A 20-acre sport park, regional bike path, and residential storage are identified for 2027. The duplex is listed with a 2026 year built.
Key Highlights
- Duplex under construction with a 2026 year built
- 2,600 square feet on a 0.1‑acre lot
- Five bedrooms, two bathrooms, and two levels of living space
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
$25,848
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
7.04%
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%
$516,960
$517.0K
Cap Rate 7%
$369,257
$369.3K
Cap Rate 9%
$287,200
$287.2K
Market Conditions
NOI Build-Up for 2,600 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
$39.0K $15.00/SF
− Vacancy
−$2.1K −$0.80/SF
EGI
$36.9K $14.20/SF
− OpEx
−$11.1K −$4.26/SF
NOI
$25.8K $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%
$516,960
Cap Rate 7%
$369,257
Cap Rate 9%
$287,200
Alternative Uses
Best Use
Multifamily LT 5
$369.3K
$323.1K – $430.8K
NOI $25,848 @ 7.0% cap · market cap 7.04%
Second Best
Apartment 5plus
$328.6K
$287.5K – $383.4K
NOI $23,003 @ 7.0% cap · market cap 6.26%
Theoretical Best
Specialty Retail
$725.8K
$635.1K – $846.8K
NOI $50,807 @ 7.0% cap · market cap 13.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
273
Businesses Nearby
Explore this area
Business Placement
Demographics for 46410, IN
39,471
Population
17,685
Households
2.2
Avg Household Size
39
Median Age
24%
College-Educated
93%
High-School Grad
30.1 sq mi
ZIP Area
1,311
Density / Sq Mi
$61,735
Median Household Income
$42,235
Median Earnings
$1,267
Median Rent
$192,100
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 - Under-construction duplex with upgraded finishes, energy-efficient construction, and access to a private deck.
Where is this duplex located?
The property is located at 3023 W 82nd Place Merrillville, IN.
What is the asking price?
The asking price for this property is $367,400.
What are key features of this property?
This property features: Duplex under construction with a 2026 year built; 2,600 square feet on a 0.1‑acre lot; Five bedrooms, two bathrooms, and two levels of living space
