Brick Triplex with Attached
For Sale
$254,900
Pending
4034 Euclid Ave, East Chicago, IN 46312
Three-unit income property near South Shore with varied unit sizes and an attached garage.
Property Size2,496 SF
Days on Market62
Property Features for 4034 Euclid Ave
General Information
Standard status
Pending
Size
2,496 SF
Total Parking Spaces
3
Property subtype
Residential Income
Units
Unit Mix
1 x 1BR, 1 x 2BR, 1 x 3BR
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$4,087
Amenities
attached garage
breezeway
Building Details
Buildings
1
Construction
brick
Listing Agency:
Briar Executive Realty
Listed By:
Laurene Lemanski
(708) 351-6898
Source:
Exprealty
Added: Jul 23
Changed: Sep 5
Last Checked: Sep 22 at 6:25PM
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 Briar Executive Realty
Investment Insights
Based on property information with market context.
This all-brick triplex contains 2,496 square feet across three residential units. The configuration includes a one-bedroom garden apartment, a two-bedroom upper unit, and a three-bedroom middle unit. An attached three-car garage connects to the building through a breezeway, providing an uncommon feature for a small multifamily property.
The garden apartment is currently rented. The middle unit requires rehabilitation, while the upper unit has been remodeled and needs only minor cosmetic work. The property is located at 4034 Euclid Ave in East Chicago, near the South Shore.
The garden apartment is currently rented. The middle unit requires rehabilitation, while the upper unit has been remodeled and needs only minor cosmetic work. The property is located at 4034 Euclid Ave in East Chicago, near the South Shore.
Key Highlights
- All‑brick triplex totaling 2,496 square feet
- Unit mix includes one-, two-, and three‑bedroom apartments
- Attached three‑car garage with connecting breezeway
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
$22,083
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
8.66%
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%
$441,660
$441.7K
Cap Rate 7%
$315,471
$315.5K
Cap Rate 9%
$245,367
$245.4K
Market Conditions
NOI Build-Up for 2,496 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
$42.5K $17.04/SF
− Vacancy
−$2.4K −$0.95/SF
EGI
$40.2K $16.09/SF
− OpEx
−$18.1K −$7.24/SF
NOI
$22.1K $8.85/SF
Area
Lake County, IN
Vacancy
5.60%
Lease Rate
$17.04 /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%
$441,660
Cap Rate 7%
$315,471
Cap Rate 9%
$245,367
Alternative Uses
Best Use
Multifamily LT 5
$354.5K
$310.2K – $413.6K
NOI $24,814 @ 7.0% cap · market cap 9.73%
Second Best
Apartment 5plus
$315.5K
$276.0K – $368.1K
NOI $22,083 @ 7.0% cap · market cap 8.66%
Theoretical Best
Specialty Retail
$696.8K
$609.7K – $812.9K
NOI $48,775 @ 7.0% cap · market cap 19.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
849
Businesses Nearby
Explore this area
Business Placement
Demographics for 46312, IN
26,370
Population
12,429
Households
2.1
Avg Household Size
33
Median Age
10%
College-Educated
74%
High-School Grad
14.0 sq mi
ZIP Area
1,884
Density / Sq Mi
$41,071
Median Household Income
$32,930
Median Earnings
$820
Median Rent
$92,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Triplex - Three-unit income property near South Shore with varied unit sizes and an attached garage.
Where is this triplex located?
The property is located at 4034 Euclid Ave East Chicago, IN.
What is the asking price?
The asking price for this property is $254,900.
What are key features of this property?
This property features: All‑brick triplex totaling 2,496 square feet; Unit mix includes one-, two-, and three‑bedroom apartments; Attached three‑car garage with connecting breezeway
