Ranch-Style Duplex with Pond
For Sale
$239,900
9443 Van Buren Street, Crown Point, IN 46307
Residential, Crown Point, IN
Property Size1,275 SF
Lot Size0.15 Acres
Price / SF$188.16
Days on Market50
Property Features for 9443 Van Buren Street
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Laundry Room, Bathroom 2, Bedroom 1, Bedroom 2, Dining Room, Bathroom 1
Parking features
Open, Off Street, Garage, Driveway
Window features
Blinds
Patio and Porch features
Porch
Interior features
Open Floorplan, Walk-In Closet(s)
Exterior features
Lighting, Rain Gutters
Appliances
Dryer, Washer, Range Hood, Range, Gas Water Heater, Gas Range, Dishwasher, Disposal
Subdivision
Pebble Brook
Lot features
Back Yard, Landscaped
View
Water
Directions
Rt 30, South on Broadway, Right on 93rd Ave, left on Madison St, Right on W 95th Ave, Right on Van Burren St.
Standard status
Active
APN
451233210005000029
Size
1,275 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PEBBLE BROOK PHS 3 W'LY PT OF TRACT 26
Tax Annual Amount
1938
HOA Fee
$240 Monthly
Legal Description
PEBBLE BROOK PHS 3 W'LY PT OF TRACT 26
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Water front features
Pond
Water front
1
Amenities
screened patio
geothermal heating and cooling
lawn care
snow removal
Building Details
Year built
1993
Floors in Building
1
Listing Agency:
Listing Leaders
(219) 462-5478
Listed By:
Dawn VanderMeer
(708) 705-9292
Added: Aug 14
Changed: Sep 21
Last Checked: Oct 2 at 12:06AM
MLS# 843857
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 1993 ranch-style duplex offers 1,275 square feet with two bedrooms and two full bathrooms. The interior includes an open floor plan connecting the living room, dining area, and eat-in kitchen, along with new flooring in the living room, dining room, hallway, and both bedrooms. Kitchen appliances, a washer, and a dryer are included. The primary suite features a walk-in closet and an ensuite bathroom with a whirlpool soaking tub and separate walk-in shower.
A screened patio overlooks a pond, while the two-car garage provides enclosed parking and storage. Geothermal heating and cooling serve the home, and public water and public sewer are available. The HOA handles lawn care and snow removal.
A screened patio overlooks a pond, while the two-car garage provides enclosed parking and storage. Geothermal heating and cooling serve the home, and public water and public sewer are available. The HOA handles lawn care and snow removal.
Key Highlights
- 1,275‑square‑foot ranch‑style duplex built in 1993
- Two bedrooms and two full bathrooms
- New flooring in living room, dining room, hallway, and both bedrooms
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
$12,675
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
5.28%
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%
$253,500
$253.5K
Cap Rate 7%
$181,071
$181.1K
Cap Rate 9%
$140,833
$140.8K
Market Conditions
NOI Build-Up for 1,275 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
$19.1K $15.00/SF
− Vacancy
−$1.0K −$0.80/SF
EGI
$18.1K $14.20/SF
− OpEx
−$5.4K −$4.26/SF
NOI
$12.7K $9.94/SF
Area
Lake County, IN
Vacancy
5.32%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$253,500
Cap Rate 7%
$181,071
Cap Rate 9%
$140,833
Alternative Uses
Best Use
Multifamily LT 5
$181.1K
$158.4K – $211.3K
NOI $12,675 @ 7.0% cap · market cap 5.28%
Second Best
Apartment 5plus
$161.1K
$141.0K – $188.0K
NOI $11,280 @ 7.0% cap · market cap 4.70%
Theoretical Best
Specialty Retail
$355.9K
$311.4K – $415.3K
NOI $24,915 @ 7.0% cap · market cap 10.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
464
Businesses Nearby
Explore this area
Business Placement
Demographics for 46307, IN
69,248
Population
26,081
Households
2.7
Avg Household Size
41
Median Age
33%
College-Educated
94%
High-School Grad
87.2 sq mi
ZIP Area
794
Density / Sq Mi
$102,118
Median Household Income
$50,612
Median Earnings
$1,308
Median Rent
$293,500
Median Home Value
Check the figures for this property
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?
Duplex - Two-bedroom ranch duplex with an open living layout, screened patio, attached garage, and low-maintenance exterior care.
Where is this duplex located?
The property is located at 9443 Van Buren Street Crown Point, IN.
What is the asking price?
The asking price for this property is $239,900.
What are key features of this property?
This property features: 1,275‑square‑foot ranch‑style duplex built in 1993; Two bedrooms and two full bathrooms; New flooring in living room, dining room, hallway, and both bedrooms
