Half-Duplex Residential Income
New
For Sale
$289,000
3945 Stadium Street, Portage, IN 46368
Residential, Portage, IN
Property Size1,252 SF
Lot Size0.13 Acres
Price / SF$230.83
Days on Market2
Property Features for 3945 Stadium Street
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
1
Rooms
Bathroom 1, Kitchen, Bedroom 1, Bedroom 2, Bathroom 2
Parking features
Garage, Open, Driveway
Window features
Blinds
Patio and Porch features
Patio, Porch
Interior features
Cathedral Ceiling(s), Walk-In Closet(s), Vaulted Ceiling(s), Open Floorplan, High Ceilings, Ceiling Fan(s)
Exterior features
Lighting, Private Yard
Fireplace
1
Appliances
Dryer, Washer, Stainless Steel Appliance(s), Refrigerator, Range, Microwave, Dishwasher, Disposal
Subdivision
Cardinal Crossing
Lot features
Back Yard, Sprinklers In Rear, Sprinklers In Front, Landscaped
Elementary school district
Portage Township
Middle school district
Portage Township
High school district
Portage Township
Directions
Willowcreek south, right on Holmes, left on Stadium, home is on left side
Standard status
Active
APN
640526477028000016
Size
1,252 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
CARDINAL CROSSING PH 4 N PT LOT 217 .125A
Tax Annual Amount
2122
Legal Description
CARDINAL CROSSING PH 4 N PT LOT 217 .125A
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Water source
Public
Amenities
irrigation system
stone patio
fully fenced backyard
Building Details
Year built
2021
Floors in Building
1
Listing Agency:
McColly Real Estate
(219) 763-4565
Listed By:
Diana Smoot · License #RB14015673
(219) 765-0929
Added: Sep 18
Last Checked: Sep 19 at 1:06PM
MLS# 845529
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.
Built in 2021, this 1,252-square-foot half duplex includes two bedrooms and two bathrooms arranged around an open living plan. Hardwood floors, vaulted ceilings, quartz countertops, stainless steel appliances, and a fireplace add functional and visual appeal. The home also includes a forced-air heating system, washer and dryer, and a finished attached two-car garage with a retractable screen.
The 0.125-acre lot features a fenced backyard, landscaped grounds, stone patio, porch, exterior lighting, and an irrigation system. Public water and public sewer serve the property, and no HOA is identified. Interior storage includes a walk-in closet, while the kitchen is equipped with a range, microwave, refrigerator, dishwasher, and disposal.
The 0.125-acre lot features a fenced backyard, landscaped grounds, stone patio, porch, exterior lighting, and an irrigation system. Public water and public sewer serve the property, and no HOA is identified. Interior storage includes a walk-in closet, while the kitchen is equipped with a range, microwave, refrigerator, dishwasher, and disposal.
Key Highlights
- 2021‑built half duplex with 1,252 square feet
- Two bedrooms and two bathrooms
- Finished attached two‑car garage with retractable screen
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
3.44%
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 3.44%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$474.5K
$415.2K – $553.6K
NOI $33,216 @ 7.0% cap · market cap 11.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
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
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom residence with updated finishes, private outdoor space, and an attached garage.
Where is this residential income property located?
The property is located at 3945 Stadium Street Portage, IN.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: 2021‑built half duplex with 1,252 square feet; Two bedrooms and two bathrooms; Finished attached two‑car garage with retractable screen
