Duplex with Spacious
For Sale
$137,000
3748 Southdown Mandalay Road, Houma, LA 70360
Residential Income, Houma, LA
Property Size1,800 SF
Lot Size0.26 Acres
Price / SF$76.11
Days on Market120
Property Features for 3748 Southdown Mandalay Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking
6
Appliances
Electric Cooktop
Subdivision
Bisland Town
Elementary school district
Terrebonne Parish
Middle school district
Terrebonne Parish
High school district
Terrebonne Parish
Standard status
Active
Size
1,800 SF
Lot size
0.26 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Building materials
Brick Siding, Frame
Listing Agency:
KELLER WILLIAMS REALTY BAYOU P
(985) 262-4400
Listed By:
Dana Theriot · License #995693099
(985) 688-6342
Added: May 12
Changed: Aug 19
Last Checked: Sep 8 at 12:06AM
MLS# 2026008762
Copyright © 2026 Bayou Board 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 duplex contains 1,800 square feet across two residential units, including one with three bedrooms and two bathrooms and another with two bedrooms and two bathrooms. The property combines brick siding and frame construction with central heating, central air, an electric cooktop, public water, and public sewer. A carport and spacious yard add practical outdoor and parking areas.
The property is located on Southdown Mandalay Road in Houma’s Bayou Black area, near the Bayou Black gym. Both units currently have tenants paying rent, and the property is identified as not being in a flood zone.
The property is located on Southdown Mandalay Road in Houma’s Bayou Black area, near the Bayou Black gym. Both units currently have tenants paying rent, and the property is identified as not being in a flood zone.
Key Highlights
- 1,800‑square‑foot duplex with two residential units
- Unit mix includes 3 bedrooms/2 baths and 2 bedrooms/2 baths
- 0.26‑acre lot with a spacious yard and carport
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
$11,771
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
8.59%
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%
$235,420
$235.4K
Cap Rate 7%
$168,157
$168.2K
Cap Rate 9%
$130,789
$130.8K
Market Conditions
NOI Build-Up for 1,800 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
$23.5K $13.08/SF
− Vacancy
−$2.1K −$1.19/SF
EGI
$21.4K $11.89/SF
− OpEx
−$9.6K −$5.35/SF
NOI
$11.8K $6.54/SF
Area
Terrebonne County, LA
Vacancy
9.10%
Lease Rate
$13.08 /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%
$235,420
Cap Rate 7%
$168,157
Cap Rate 9%
$130,789
Alternative Uses
Best Use
Multifamily LT 5
$193.4K
$169.2K – $225.6K
NOI $13,537 @ 7.0% cap · market cap 9.88%
Second Best
Apartment 5plus
$168.2K
$147.1K – $196.2K
NOI $11,771 @ 7.0% cap · market cap 8.59%
Theoretical Best
Office A
$496.2K
$434.2K – $578.9K
NOI $34,733 @ 7.0% cap · market cap 25.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
25
Businesses Nearby
Explore this area
Business Placement
Demographics for 70360, LA
28,014
Population
12,283
Households
2.3
Avg Household Size
40
Median Age
32%
College-Educated
90%
High-School Grad
60.1 sq mi
ZIP Area
466
Density / Sq Mi
$82,365
Median Household Income
$44,925
Median Earnings
$1,085
Median Rent
$297,100
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?
Duplex - Two residential units offer distinct bedroom layouts, central HVAC, public utilities, and covered parking.
Where is this duplex located?
The property is located at 3748 Southdown Mandalay Road Houma, LA.
What is the asking price?
The asking price for this property is $137,000.
What are key features of this property?
This property features: 1,800‑square‑foot duplex with two residential units; Unit mix includes 3 bedrooms/2 baths and 2 bedrooms/2 baths; 0.26‑acre lot with a spacious yard and carport
