Mobile Home Park with Four Rental
For Sale
$360,000
13238 & 13252 Depen St, Gonzales, LA 70737
COMMERCIAL - Gonzales, LA
Property Size5,000 SF
Lot Size0.50 Acres
Price / SF$72
Days on Market49
Property Features for 13238 & 13252 Depen St
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Rural Tract (no Subd)
Standard status
Active
Size
5,000 SF
Lot size
0.50 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air, Window Unit(s)
Water source
Public
Building Details
Roof type
Metal, Composition
Listing Agency:
Realty Executives South Louisiana Group · Realty Executives International
(225) 677-7772
Listed By:
Erin King · License #0995695277
(225) 681-0161
Added: Jun 25
Changed: Aug 4
Last Checked: Aug 12 at 12:06AM
MLS# 2026011662
Copyright © 2026 Greater Baton Rouge 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 mobile home park offer includes 4 rental units across 3 mobile homes. One of the mobile homes has a small attached apartment, and the rental units are located at 13066 Depen St. (2 units), along with 13238 Depen St. and 13252 Depen St. The site covers 0.5 acres and is supported by central heating plus central air and window A/C units.
Utilities include public water and public sewer, with roof systems comprising both composition and metal materials. Heating is listed as central, and cooling includes central air as well as window unit(s), providing multiple options for tenant comfort.
This package is noted as part of a broader investment portfolio, and additional packages are listed as available separately for other addresses in the same general offering.
Utilities include public water and public sewer, with roof systems comprising both composition and metal materials. Heating is listed as central, and cooling includes central air as well as window unit(s), providing multiple options for tenant comfort.
This package is noted as part of a broader investment portfolio, and additional packages are listed as available separately for other addresses in the same general offering.
Key Highlights
- 0.5‑acre mobile home park site
- Four rental units across three mobile homes
- One mobile home includes a small attached apartment
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
$22,997
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
6.39%
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%
$459,940
$459.9K
Cap Rate 7%
$328,529
$328.5K
Cap Rate 9%
$255,522
$255.5K
Market Conditions
NOI Build-Up for 5,000 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
$52.2K $10.44/SF
− Vacancy
−$10.4K −$2.08/SF
EGI
$41.8K $8.36/SF
− OpEx
−$18.8K −$3.76/SF
NOI
$23.0K $4.60/SF
Area
Ascension County, LA
Vacancy
19.90%
Lease Rate
$10.44 /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%
$459,940
Cap Rate 7%
$328,529
Cap Rate 9%
$255,522
Alternative Uses
Best Use
Apartment 5plus
$328.5K
$287.5K – $383.3K
NOI $22,997 @ 7.0% cap · market cap 6.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.10M
$960.0K – $1.28M
NOI $76,800 @ 7.0% cap · market cap 21.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
44
Businesses Nearby
Explore this area
Business Placement
Demographics for 70737, LA
47,332
Population
20,720
Households
2.3
Avg Household Size
36
Median Age
26%
College-Educated
86%
High-School Grad
54.0 sq mi
ZIP Area
877
Density / Sq Mi
$80,758
Median Household Income
$51,444
Median Earnings
$1,533
Median Rent
$252,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Four rental units with central heating and public water and sewer at Depen Street locations.
Where is this mobile home & rv park located?
The property is located at 13238 & 13252 Depen St Gonzales, LA.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: 0.5‑acre mobile home park site; Four rental units across three mobile homes; One mobile home includes a small attached apartment
