16-Unit Extended-Stay
For Sale
$2,190,000
356 Invader Street, Sulphur, LA 70663
Commercial Sale, Sulphur, LA
Property Size11,562 SF
Lot Size0.89 Acres
Price / SF$189.41
Days on Market325
Property Features for 356 Invader Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Residential
Parking features
Parking Lot
Exterior features
Partially Fenced, Outside Storage, Storage Building
Fencing
Partial
Lot features
Level
Directions
I-10 to Exit 23, Keep right to merge onto US-90 West (Gaston P Meister Ln/Napoleon St) Continue unto Sulphur until you reach LA-27. Turn Left onto LA-27 South and continue for a short distance. Turn right onto Invader St. Property will be on the left.
Subdivision
Calcasieu
Standard status
Active
APN
00762105
Size
11,562 SF
Lot size
0.89 Acres
Taxes and HOA fees
Tax Description
@031010-0469- 0002 0000 @031010-0469- 0003 0000 @031010-0469- 0004 0000 LOTS 2,3,4 E W DUNNAM ADD -356 INVADER ST- H/S ON IMPS AND 4 LOT -356 1/2 INVADER ST IMPS/REC-16 UNIT APT ''DELAINE APTS'' (M/H AND H/S ON LOT 4)
Legal Description
@031010-0469- 0002 0000 @031010-0469- 0003 0000 @031010-0469- 0004 0000 LOTS 2,3,4 E W DUNNAM ADD -356 INVADER ST- H/S ON IMPS AND 4 LOT -356 1/2 INVADER ST IMPS/REC-16 UNIT APT ''DELAINE APTS'' (M/H AND H/S ON LOT 4)
Utilities
Heating system
Central
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Building Details
Floors in Building
2
Flooring type
Carpet - Full, Tile
Roof type
Composition
Additional Structures
Storage
Listing Agency:
Parish Realty Acadiana
(337) 735-1223
Listed By:
Macie Chauffe Northcutt · License #995683410
(337) 298-5305
Added: Oct 25, 2025
Changed: Sep 12
Last Checked: Sep 14 at 11:06AM
MLS# 2500004913
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.
Investment Insights
Based on property information with market context.
This 16-unit motel property contains 11,562 square feet on 0.89 acres in Sulphur, Louisiana. The asset operates with an extended-stay model and includes a parking lot, outside storage, and a separate storage building. Interior finishes include tile and full carpeting, while central heating, central air, and ceiling fans serve the property.
Located at 356 Invader Street, the property is positioned within Sulphur’s industrial corridor. Public water serves the site, and the grounds are partially fenced. Operations include on-site staff support along with a website and online booking platform.
Located at 356 Invader Street, the property is positioned within Sulphur’s industrial corridor. Public water serves the site, and the grounds are partially fenced. Operations include on-site staff support along with a website and online booking platform.
Key Highlights
- 16 units within 11,562 square feet
- Extended‑stay operating model with on‑site staff support
- 0.89‑acre site in Sulphur’s industrial corridor
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
$72,494
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
3.31%
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%
$1,449,880
$1.4M
Cap Rate 7%
$1,035,629
$1.0M
Cap Rate 9%
$805,489
$805.5K
Market Conditions
NOI Build-Up for 11,562 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
$173.4K $15.00/SF
− Vacancy
−$20.8K −$1.80/SF
EGI
$152.6K $13.20/SF
− OpEx
−$80.1K −$6.93/SF
NOI
$72.5K $6.27/SF
Area
Calcasieu County, LA
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$1,449,880
Cap Rate 7%
$1,035,629
Cap Rate 9%
$805,489
Alternative Uses
Best Use
Hotel Hospitality
$1.04M
$906.2K – $1.21M
NOI $72,494 @ 7.0% cap · market cap 3.31%
Second Best
Apartment 5plus
$965.2K
$844.6K – $1.13M
NOI $67,564 @ 7.0% cap · market cap 3.09%
Theoretical Best
Specialty Retail
$2.49M
$2.18M – $2.91M
NOI $174,453 @ 7.0% cap · market cap 7.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
16
Residential units
Location Intelligence
Trade Area within ½ mile
284
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 70663, LA
29,325
Population
12,767
Households
2.3
Avg Household Size
38
Median Age
17%
College-Educated
88%
High-School Grad
97.8 sq mi
ZIP Area
300
Density / Sq Mi
$59,444
Median Household Income
$37,587
Median Earnings
$914
Median Rent
$174,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Motel - Residential-zoned lodging property with central heating and cooling, parking, storage improvements, and partial fencing.
Where is this motel located?
The property is located at 356 Invader Street Sulphur, LA.
What is the asking price?
The asking price for this property is $2,190,000.
What are key features of this property?
This property features: 16 units within 11,562 square feet; Extended‑stay operating model with on‑site staff support; 0.89‑acre site in Sulphur’s industrial corridor
