Two-Unit Residential Income
For Sale
$210,000
Pending
327 Planett Street, La Porte, IN 46350
Two-bedroom, one-bath units on separate levels with enclosed parking spot and basement storage with laundry hook-ups.
Property Size2,325 SF
Days on Market472
Property Features for 327 Planett Street
General Information
Standard status
Pending
Size
2,325 SF
Total Parking Spaces
1
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,885
Building Details
Year Built
1935
Tenancy
Multi
Listing Agency:
Blackrock Real Estate Services
(219) 262-0086
Listed By:
Pat Mathews-Janasiak · License #RB14038703
(219) 871-9385
Source:
Exitrealty
Added: May 22, 2025
Changed: Aug 8
Last Checked: Jul 23 at 6:59AM
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 Blackrock Real Estate Services
Investment Insights
Based on property information with market context.
This two-unit residential income property offers two bedrooms and one bathroom on each level. The layout includes hardwood flooring and a front enclosed porch, with front and back stairwells providing access between levels. Outside, there is a nice back yard. Storage is available in the basement, which also includes laundry hook-ups, and kitchen appliances are provided by the owner.
The property is subject to tenants’ rights, with leases scheduled to end in July and September 2025. Each unit features its own functional configuration within the duplex, supporting continued occupancy through the lease terms.
An enclosed parking spot is available on-site (no garage doors), complementing the covered porch and outdoor yard space for daily use.
The property is subject to tenants’ rights, with leases scheduled to end in July and September 2025. Each unit features its own functional configuration within the duplex, supporting continued occupancy through the lease terms.
An enclosed parking spot is available on-site (no garage doors), complementing the covered porch and outdoor yard space for daily use.
Key Highlights
- 2‑unit property built in 1935 with two separate 2‑bedroom, 1‑bath units on separate levels
- Good rental history; subject to tenant rights with leases ending July and September 2025
- Hardwood flooring and enclosed front porch; front and back stairwells
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
$18,702
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
8.91%
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%
$374,040
$374.0K
Cap Rate 7%
$267,171
$267.2K
Cap Rate 9%
$207,800
$207.8K
Market Conditions
NOI Build-Up for 2,325 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
$34.9K $15.00/SF
− Vacancy
−$872 −$0.38/SF
EGI
$34.0K $14.63/SF
− OpEx
−$15.3K −$6.58/SF
NOI
$18.7K $8.04/SF
Area
LaPorte County, IN
Vacancy
2.50%
Lease Rate
$15.00 /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%
$374,040
Cap Rate 7%
$267,171
Cap Rate 9%
$207,800
Alternative Uses
Best Use
Multifamily LT 5
$306.4K
$268.1K – $357.5K
NOI $21,448 @ 7.0% cap · market cap 10.21%
Second Best
Apartment 5plus
$267.2K
$233.8K – $311.7K
NOI $18,702 @ 7.0% cap · market cap 8.91%
Theoretical Best
Specialty Retail
$646.4K
$565.6K – $754.1K
NOI $45,245 @ 7.0% cap · market cap 21.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
257
Businesses Nearby
Explore this area
Business Placement
Demographics for 46350, IN
44,522
Population
19,576
Households
2.3
Avg Household Size
42
Median Age
24%
College-Educated
92%
High-School Grad
193.5 sq mi
ZIP Area
230
Density / Sq Mi
$75,311
Median Household Income
$44,309
Median Earnings
$920
Median Rent
$199,800
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 - Two-bedroom, one-bath units on separate levels with enclosed parking spot and basement storage with laundry hook-ups.
Where is this duplex located?
The property is located at 327 Planett Street La Porte, IN.
What is the asking price?
The asking price for this property is $210,000.
What are key features of this property?
This property features: 2‑unit property built in 1935 with two separate 2‑bedroom, 1‑bath units on separate levels; Good rental history; subject to tenant rights with leases ending July and September 2025; Hardwood flooring and enclosed front porch; front and back stairwells
