Brick Duplex with Covered
323 South 6th Street Goshen, IN 46528
323 South 6th Street, Goshen, IN, 46528
$309,000
For Sale
$309,000
Brick duplex with two separate units, hardwood floors, and washer/dryer amenities suited for rental or owner-occupancy.
Property Size2,868 SF
Price / SF$107.74
Days on Market80
Property Features for 323 South 6th Street
General Information
- Standard status
- Active
- Size
- 2,868 SF
- Property subtype
- Multi Family / Duplex
Building Details
- Year Built
- 1910
Listing agency
eXp Realty, LLC
(888) 611-3912
Listed by
Adam Pendl · License #RB14045140
(888) 611-3912
Source
Compass
Added: May 3 Updated: Jul 10 at 1:53PM Checked: Jul 21 at 6:49AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of eXp Realty, LLC
Investment Insights
Based on property information with market context.
This brick duplex offers two independently laid-out residences with classic character and in-unit practicality. The lower unit has approximately three bedrooms, hardwood floors, a spacious entryway, and boiler heat. The upper unit features hardwood floors and updates including updated windows, a newer bathroom, and a newer kitchen with quartz countertops, tile backsplash, stainless steel appliances, and pantry space, along with an in-unit washer and dryer and a functional two-bedroom layout with a separate living room. The property also includes a large covered front porch, carport, and a basement with additional washer and dryer hookups, plus an attic with extensive insulation that may be finished for added space.
The duplex is located at 323 South 6th Street in Goshen, Indiana. It has a boiler replacement completed in 2021 and a roof update completed around 2023. Utility costs are described as running approximately $300–$500 per month, with owner-paid utilities noted for the lower unit.
For tenants or owner-occupants, the separate unit configuration supports flexible living or leasing arrangements. The presence of in-unit laundry in the upper unit and additional hookups in the basement can help accommodate everyday household needs, while exterior features like the covered porch and carport add day-to-day comfort. Current rents are provided in the remarks, including a noted plan to increase the upper unit rent from $1,600/month to $1,800/month.
The duplex is located at 323 South 6th Street in Goshen, Indiana. It has a boiler replacement completed in 2021 and a roof update completed around 2023. Utility costs are described as running approximately $300–$500 per month, with owner-paid utilities noted for the lower unit.
For tenants or owner-occupants, the separate unit configuration supports flexible living or leasing arrangements. The presence of in-unit laundry in the upper unit and additional hookups in the basement can help accommodate everyday household needs, while exterior features like the covered porch and carport add day-to-day comfort. Current rents are provided in the remarks, including a noted plan to increase the upper unit rent from $1,600/month to $1,800/month.
Key Highlights
- Brick duplex built in 1910 with 2 units and 5 total bedrooms (2nd story has 2 bedrooms; lower unit has 3 bedrooms).
- Lower unit features hardwood floors, spacious entryway, and boiler heat; currently rented for $1,200/month with owner‑paid utilities.
- Upper unit includes hardwood floors, updated windows, newer bathroom, and a new kitchen with quartz countertops, tile backsplash, and stainless steel appliances; in‑unit washer/dryer.
Local Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $36.8k | $12.84 |
| − Vacancy | −$2.8k | −$0.96 |
| EGI | $34.1k | $11.88 |
| − OpEx | −$10.2k | −$3.56 |
| NOI | $23.8k | $8.31 |
2,868 SF · lease $12.84/SF/yr · vacancy 7.50% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$340.6K
$298.1K – $397.4K
NOI $23,844 @ 7.0% cap · market cap 7.72%
Second Best
Apartment 5plus
$303.8K
$265.9K – $354.5K
NOI $21,269 @ 7.0% cap · market cap 6.88%
Theoretical Best
Specialty Retail
$531.0K
$464.6K – $619.5K
NOI $37,169 @ 7.0% cap · market cap 12.03%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
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FAQs
What type of property is this?
Duplex - Brick duplex with two separate units, hardwood floors, and washer/dryer amenities suited for rental or owner-occupancy.
Where is this duplex located?
The property is located at 323 South 6th Street Goshen, IN.
What is the asking price?
The asking price for this property is $309,000.
What are key features of this property?
This property features: Brick duplex built in 1910 with 2 units and 5 total bedrooms (2nd story has 2 bedrooms; lower unit has 3 bedrooms).; Lower unit features hardwood floors, spacious entryway, and boiler heat; currently rented for $1,200/month with owner‑paid utilities.; Upper unit includes hardwood floors, updated windows, newer bathroom, and a new kitchen with quartz countertops, tile backsplash, and stainless steel appliances; in‑unit washer/dryer.
