2–4 Unit Multi-Family Financing in New Albany, IN

2–4 Unit Multi-Family investing in New Albany

A 2–4 unit property in New Albany is still residential financing — it is underwritten on the 1025 Small Residential Income Property appraisal rather than a commercial rent roll, so you keep 30-year fixed terms while spreading vacancy risk across multiple doors. Losing one tenant in a duplex costs you roughly half your income instead of all of it.

At the New Albany median of $235,000, a 2–4 unit multi-family prices near $371,300 for a typical duplex — small multifamily trades at a premium per building but a discount per door. Minimum down is 25% ($92,825), leaving a loan of $278,475. Estimated all-in PITIA runs about $2,380 per month.

Returns and structure

Return metrics at the New Albany median for this product: an estimated cap rate of 5.12%, and monthly cash flow of $178 positive at 25% down. A file that cash-flows at the minimum down payment is the exception in Indiana right now, and it gives you room to absorb an insurance renewal without going to the reserve account.