Two-House Multifamily
For Sale
$59,999
1228 S Railroad Ave, Opelousas, LA 70570
Residential Income, Opelousas, LA
Property Size800 SF
Lot Size100.00 Acres
Price / SF$74
Days on Market98
Property Features for 1228 S Railroad Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Laundry Room, Bedroom 1, Bedroom 2, Bathroom 1
View
City
High school district
St Landry Parish
Directions
In Opelousas, both homes are located on the corner of S Railroad Ave and Bertheaud Ave.
Standard status
Active
APN
0100290750
Size
800 SF
Lot size
100.00 Acres
Building Details
Year built
1968
Floors in Building
1
Flooring type
Vinyl
Building materials
Wood Siding
Roof type
Metal
Listing Agency:
Capital Trust Home Services Company
(337) 453-0494
Listed By:
Ethel Carter
(337) 240-6163
Added: Jun 9
Changed: Sep 12
Last Checked: Sep 14 at 7:06AM
MLS# 11803222
Copyright © 2026 My State MLS. 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 multifamily offering includes two separate rental houses sold as one package. The property information identifies 800 square feet, a 1968 construction date, wood siding, vinyl flooring, and a metal roof. The listed room configuration includes two bedrooms, one bathroom, and a laundry room.
Located at 1228 S Railroad Ave in Opelousas, Louisiana, the property encompasses 100 acres. One unit is currently occupied and generating income, while the two-house configuration provides a residential income property with separate dwellings.
Located at 1228 S Railroad Ave in Opelousas, Louisiana, the property encompasses 100 acres. One unit is currently occupied and generating income, while the two-house configuration provides a residential income property with separate dwellings.
Key Highlights
- Two separate rental houses sold as one package
- One unit currently occupied and generating income
- 100 acres in Opelousas, LA
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
$4,241
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
7.07%
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%
$84,820
$84.8K
Cap Rate 7%
$60,586
$60.6K
Cap Rate 9%
$47,122
$47.1K
Market Conditions
NOI Build-Up for 800 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
$8.2K $10.20/SF
− Vacancy
−$449 −$0.56/SF
EGI
$7.7K $9.64/SF
− OpEx
−$3.5K −$4.34/SF
NOI
$4.2K $5.30/SF
Area
St. Landry County, LA
Vacancy
5.50%
Lease Rate
$10.20 /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%
$84,820
Cap Rate 7%
$60,586
Cap Rate 9%
$47,122
Alternative Uses
Best Use
Apartment 5plus
$60.6K
$53.0K – $70.7K
NOI $4,241 @ 7.0% cap · market cap 7.07%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$120.7K
$105.6K – $140.8K
NOI $8,448 @ 7.0% cap · market cap 14.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
349
Businesses Nearby
Explore this area
Business Placement
Demographics for 70570, LA
38,746
Population
17,099
Households
2.3
Avg Household Size
39
Median Age
15%
College-Educated
82%
High-School Grad
171.8 sq mi
ZIP Area
226
Density / Sq Mi
$45,276
Median Household Income
$33,090
Median Earnings
$764
Median Rent
$151,300
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 South region
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Frequently Asked Questions
What type of property is this?
Multifamily property - Two separate rental houses are offered together, with one currently occupied and generating income.
Where is this multifamily property located?
The property is located at 1228 S Railroad Ave Opelousas, LA.
What is the asking price?
The asking price for this property is $59,999.
What are key features of this property?
This property features: Two separate rental houses sold as one package; One unit currently occupied and generating income; 100 acres in Opelousas, LA
