Residential Income Property
For Sale
$600,000
14210 & 14206 Bluff Rd, Prairieville, LA 70769
COMMERCIAL - Prairieville, LA
Property Size5,000 SF
Lot Size1.50 Acres
Price / SF$120
Days on Market49
Property Features for 14210 & 14206 Bluff Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Rural Tract (no Subd)
Standard status
Active
Size
5,000 SF
Lot size
1.50 Acres
Utilities
Heating system
Central
Cooling system
Wall Unit(s), Central Air
Water source
Public
Building Details
Building materials
Brick
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# 2026011661
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 residential income property package includes three separate homes on Bluff Rd: one house, one double wide, and one single wide. Public remarks indicate major renovations were completed within the last couple of years, along with new appliances and additional modem upgrades, supporting updated livability across the portfolio. The total listed building size is 5,000 square feet on 1.5 acres.
Addresses included are 14206 Bluff Rd, 14210 Bluff Rd, and 14319 Bluff Rd. The package is listed with total monthly income of $4,750, and other Ascension investment portfolio packages are noted as available.
The package offers a consolidated approach for acquiring multiple residential income units together, with the included properties forming the complete offering described in the remarks.
Addresses included are 14206 Bluff Rd, 14210 Bluff Rd, and 14319 Bluff Rd. The package is listed with total monthly income of $4,750, and other Ascension investment portfolio packages are noted as available.
The package offers a consolidated approach for acquiring multiple residential income units together, with the included properties forming the complete offering described in the remarks.
Key Highlights
- Bluff Rd package includes 3 properties: 14206 Bluff Rd, 14210 Bluff Rd, and 14319 Bluff Rd
- Includes 1 house (major renovations in last couple years) plus a double wide and a singlewide
- Total package price is $600,000
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
3.83%
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 3.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.10M
$960.0K – $1.28M
NOI $76,800 @ 7.0% cap · market cap 12.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
147
Businesses Nearby
Explore this area
Business Placement
Demographics for 70769, LA
46,671
Population
17,557
Households
2.7
Avg Household Size
35
Median Age
35%
College-Educated
92%
High-School Grad
47.9 sq mi
ZIP Area
974
Density / Sq Mi
$114,707
Median Household Income
$59,552
Median Earnings
$1,245
Median Rent
$295,200
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?
Single family property - Package includes three rental homes with total monthly income of $4,750 and recent major renovations.
Where is this single family property located?
The property is located at 14210 & 14206 Bluff Rd Prairieville, LA.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Bluff Rd package includes 3 properties: 14206 Bluff Rd, 14210 Bluff Rd, and 14319 Bluff Rd; Includes 1 house (major renovations in last couple years) plus a double wide and a singlewide; Total package price is $600,000
