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    The Largest CRE Database in the US with Over 1 Million Listings

    1238 Montgomery Rd Opelousas, LA 70570

    Sponsored
    For Sale
    $400,000

    Ranch, Farm,Single Family Residence - Opelousas, LA

    Type:Farm
    Property size:
    784 SF
    Lot size:
    13.83 Acres
    Days on Market:
    21
    Last Refresh:
    Jan 26 at 2:06 am

    Property Features for 1238 Montgomery Rd

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1
    Bedrooms
    1
    Bathrooms
    2
    Parking features
    Open
    Interior features
    Attic Access, Electric Washer Con, Window Treatments
    Exterior features
    Barn(s), Sheds(s), Stable(s)
    Appliances
    Dryer, Garbage Disposer, Microwave, Range, Refrigerator
    Size
    784 SF
    Lot size
    13.83 Acres

    Utilities

    Utilities
    Electricity Available
    Heating system
    Central, Electric (Heating)
    Cooling system
    Ceiling Fan(s), Central Air

    Building Details

    Floors in Building
    1
    Flooring type
    Concrete, Tile
    Roof type
    Metal
    Architectural style
    Ranch
    Additional Structures
    Barn(s), Packing Shed, Shed(s), Stable(s)

    We can help!

    Listing Contact
    Teresa Scarsella

    Latter & Blum Holdings LLC (504) 569-9369

    Listing agent Teresa Scarsella (337) 233-9700

    Listing date Jan 6, 2026

    MLS# 23009976 Listing URL

    Copyright © 2026 Realtor Association of Acadiana. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Opelousas Ranch with Equestrian Potential

    This 13.83-acre Opelousas property offers potential for equestrian enthusiasts, trainers, or hobby farmers. The property includes pastures with fencing and stables, suitable for a private horse haven, boarding business, or training facility. The land allows for creating riding arenas, trail areas, or expansion into breeding or therapeutic riding. The farm is also suited for events, small-scale farming, or agritourism. The property features a 3500 square foot barndominium, including a 2100 square foot barn, 800 square foot living quarters, and a 600 square foot front porch. The living area contains a kitchen, living room, bedroom, bath with shower, and laundry room with stackable washer and dryer. The barn has four stalls with hay feeders, a tack room with toilet and sink, 10 x 12 overhead storage, a wash rack with drain and industrial hose, and a 12' overhead door. The property is fenced and cross-fenced with 4600 feet of creosol rail fencing and includes 3 run-in sheds, limestone parking, and a circular driveway. Five oak trees are located on the property. Amenities include security cameras, an electric gate, and some electric fencing. Appliances including a refrigerator, washer, dryer, security systems, cameras, and 2 TVs stay with the property.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Horse & equestrian properties

    Suggested Use

    Building Supply Wholesale Shop Kitchen & Bath Daycare Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Opelousas
    County
    St. Landry
    State
    Louisiana
    Longitude
    -92.116864
    Latitude
    30.462161

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    FAQs

    What type of property is this?
    Horse & equestrian property - 13.83-acre Opelousas ranch featuring equestrian facilities and living quarters.
    Where is this horse & equestrian property located?
    The property is located at 1238 Montgomery Rd Opelousas, LA.
    What is the asking price?
    The asking price for this property is $400,000.
    What are key features of this property?
    This property features: - 13.834 acres of land ideal for equestrian activities, hobby farming, or agritourism.; - **3500 sq ft Barndominium** featuring a **2100 sq ft barn**, 800 sq ft living quarters, and a **600 sq ft front porch.**; - Barn features four stalls with hay feeders, tack room with toilet and sink, wash rack, and 12' overhead door.
    (504) 569-9369
    Request Owner's contact information
    1238 Montgomery Rd Opelousas, LA 70570
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    Opelousas, LA 70570
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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.

    More about this property
    1238 Montgomery Rd Opelousas, LA 70570
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    We can help!
    Listing Contact
    Teresa Scarsella
    (504) 569-9369
    Learn more
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