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    Versatile Multi-Unit Property Near University Title is generated by Realmo AI

    401 Brown Street, Valparaiso, IN 46383

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    Pending
    $269,999

    MULTI_FAMILY - Valparaiso, IN

    Lot size:
    0.10 Acres
    Added:
    Apr 20, 2026
    Days on Market:
    29
    Last Refresh:
    May 18 at 9:06 am

    Property Features for 401 Brown Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    3
    Bathrooms
    2
    Rooms
    Bathroom 1, Bedroom 2, Bathroom 2, Basement, Bedroom 1, Bedroom 3
    Parking features
    Open, Off Street, Garage
    Pets allowed
    Call
    Interior features
    Eat-in Kitchen
    Basement
    Unfinished
    Appliances
    Dryer, Washer, Microwave, Gas Range, Dishwasher
    Standard status
    Pending
    APN
    640924455010000004
    Lot size
    0.10 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    WOODHULLS ADD W1/2 LOT 1 BLK 3
    Tax Annual Amount
    4311

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Forced Air
    Water source
    Public

    Building Details

    Year built
    1910
    Floors in Building
    2

    We can help!

    Listing Contact
    Danielle Miller

    Listing agent Danielle Miller

    Listing office BHHS Indiana Realty 150 West Lincolnway,Suite 2000, Valparaiso, IN

    Listing date Apr 20, 2026

    MLS# 837453 Listing URL

    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.

    HighLights

    • Prime location: Just blocks from Valparaiso University and downtown Valparaiso.
    • Versatile 2‑unit property: Offers multiple options (rent one unit, convert to single‑family).
    • Main level unit: Features 1 bedroom plus an office, garage and basement access.
    • Upper unit: Includes 2 bedrooms and a large living area.
    • Includes essential appliances: Dryer, Washer, Microwave, Gas Range, Dishwasher.
    • Off‑street parking: Includes garage and open parking spaces.

    Overview

    This two-unit property is located a couple of blocks from Valparaiso University and downtown Valparaiso. The main level unit features a 1-bedroom layout with an office, and access to the garage and basement. The upper unit offers 2 bedrooms and a large living area. The property is located in Valparaiso, Indiana, in Porter County. The lot size is 0.1 acres. This property presents an opportunity for investors or owner-occupants, with the potential to live in one unit and rent the other. Alternatively, it could be converted back into a single-family two-story home.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Restaurant Law Firm Dental Office Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Valparaiso
    County
    Porter
    State
    Indiana
    Longitude
    -87.056053
    Latitude
    41.465056

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    FAQs

    What type of property is this?
    Duplex - Two-unit property near Valparaiso University with investment potential.
    Where is this duplex located?
    The property is located at 401 Brown Street Valparaiso, IN.
    What is the asking price?
    The asking price for this property is $269,999.
    What are key features of this property?
    This property features: Prime location: Just blocks from Valparaiso University and downtown Valparaiso.; Versatile 2‑unit property: Offers multiple options (rent one unit, convert to single‑family).; Main level unit: Features 1 bedroom plus an office, garage and basement access.
    (219) 508-3590
    We can help!
    Listing Contact
    Danielle Miller
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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