Half-Duplex Home with Large
For Sale
$275,000
Pending
3889 Stadium Street, Portage, IN 46368
Residential, Portage, IN
Property Size1,252 SF
Lot Size0.11 Acres
Days on Market136
Property Features for 3889 Stadium Street
General Information
Property type
Residential
Property subtype
Duplex
Zoning description
residential
Bedrooms
2
Bathrooms
2
Full bathrooms
1
Rooms
Bathroom 2, Bathroom 1, Great Room, Laundry Room, Bedroom 2, Bedroom 1
Parking features
Garage, Open, Driveway
Patio and Porch features
Porch, Patio
Interior features
Cathedral Ceiling(s), Vaulted Ceiling(s), Open Floorplan, Granite Counters, Ceiling Fan(s)
Basement
Crawl Space
Appliances
Dryer, Washer, Refrigerator, Microwave, Gas Water Heater, Gas Range, Dishwasher, Disposal
Subdivision
Cardinal Xing Ph 2
Lot features
Front Yard, Sprinklers In Rear, Sprinklers In Front, Landscaped
Elementary school district
Portage Township
Middle school district
Portage Township
High school district
Portage Township
Directions
Rt 6 S on Willowcreek or 700N to Willowcreek, W on Holmes, N on Stadium St
Standard status
Pending
APN
640526402068000016
Size
1,252 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
CARDINAL CROSSING PHASE 2 N PT LOT 224 .11A
Tax Annual Amount
2275
Legal Description
CARDINAL CROSSING PHASE 2 N PT LOT 224 .11A
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air, Central, Natural Gas
Water source
Public
Building Details
Year built
2018
Floors in Building
1
Listing Agency:
BHHS Indiana Realty · Berkshire Hathaway HomeServices
(219) 464-8521
Listed By:
Nick Arnold · License #RB14045194
(219) 405-1730
Added: Apr 20
Changed: Aug 26
Last Checked: Sep 2 at 12:06AM
MLS# 837568
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 attractive half-duplex home offers an open floor plan with plenty of living and dining space, finished with vinyl planking for low maintenance living. The kitchen includes many cabinets, granite countertops, and a full appliance package. A separate laundry room features a washer and dryer that are included.
The primary bedroom includes an ensuite bath with a large walk-in shower and a separate walk-in closet. A second bedroom and bath complete the layout. Outside, a deep 2.5-car garage and a patio add extra convenience.
The home is situated on a 0.11-acre lot and has 1,252 square feet of living space. The property address is 3889 Stadium Street, Portage, IN 46368, in Porter County.
The primary bedroom includes an ensuite bath with a large walk-in shower and a separate walk-in closet. A second bedroom and bath complete the layout. Outside, a deep 2.5-car garage and a patio add extra convenience.
The home is situated on a 0.11-acre lot and has 1,252 square feet of living space. The property address is 3889 Stadium Street, Portage, IN 46368, in Porter County.
Key Highlights
- Half‑duplex built in 2018 with an open floor plan and vaulted/cathedral ceiling features
- Kitchen includes granite counters and a full appliance package with gas range, refrigerator, microwave, dishwasher, and disposal
- Primary suite offers an ensuite bath with a large walk‑in shower and a separate walk‑in closet
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
$9,942
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
3.62%
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%
$198,840
$198.8K
Cap Rate 7%
$142,029
$142.0K
Cap Rate 9%
$110,467
$110.5K
Market Conditions
NOI Build-Up for 1,252 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
$19.2K $15.36/SF
− Vacancy
−$1.2K −$0.92/SF
EGI
$18.1K $14.44/SF
− OpEx
−$8.1K −$6.50/SF
NOI
$9.9K $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%
$198,840
Cap Rate 7%
$142,029
Cap Rate 9%
$110,467
Alternative Uses
Best Use
Apartment 5plus
$142.0K
$124.3K – $165.7K
NOI $9,942 @ 7.0% cap · market cap 3.62%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$474.5K
$415.2K – $553.6K
NOI $33,216 @ 7.0% cap · market cap 12.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
176
Businesses Nearby
Explore this area
Business Placement
Demographics for 46368, IN
39,837
Population
16,870
Households
2.4
Avg Household Size
39
Median Age
18%
College-Educated
90%
High-School Grad
25.3 sq mi
ZIP Area
1,575
Density / Sq Mi
$72,638
Median Household Income
$42,508
Median Earnings
$1,140
Median Rent
$213,500
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 with an open floor plan, granite kitchen counters, and a deep 2.5-car garage.
Where is this single family property located?
The property is located at 3889 Stadium Street Portage, IN.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Half‑duplex built in 2018 with an open floor plan and vaulted/cathedral ceiling features; Kitchen includes granite counters and a full appliance package with gas range, refrigerator, microwave, dishwasher, and disposal; Primary suite offers an ensuite bath with a large walk‑in shower and a separate walk‑in closet
