Multi-Property Investment Opportunity in
For Sale
$500,000
48087 48091 GALAFORA Road, Tickfaw, LA 70466
MULTI_FAMILY - Tickfaw, LA
Property Size5,286 SF
Lot Size1.00 Acre
Price / SF$94.59
Days on Market118
Property Features for 48087 48091 GALAFORA Road
General Information
Property type
Residential Multi Family
Property subtype
Apartment
Parking features
Covered
Exterior features
Fence
Fencing
Fenced
Subdivision
Not a Subdivision
Lot features
Acre, Regular
Standard status
Active
Size
5,286 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Description
0.67 Ac + 0.33 Ac - A Pont of A 1.00 A Tract in Sec 10 T6S R7E
Legal Description
0.67 Ac + 0.33 Ac - A Pont of A 1.00 A Tract in Sec 10 T6S R7E
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2000
Floors in Building
1
Number of units
5
Roof type
Metal
Architectural style
Other
Listing Agency:
Elite Real Estate Advisors · Century 21 Real Estate
(985) 542-7601
Listed By:
Sergio Mesa · License #912124506
(985) 542-7601
Added: Apr 27
Changed: May 14
Last Checked: Aug 22 at 5:06PM
MLS# 2555167
Copyright © 2026 New Orleans Metropolitan 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.
Located at 48087 & 48091 Galafora Road in Tickfaw, LA, this multi-property package presents an income-producing opportunity. The location provides convenient access to Southeastern Louisiana University, Interstate 55, Highway 1064, and Highway 51. The main residence, situated at 48087 Galafora Road, features 4 bedrooms, 2 bathrooms, and 2,373 square feet of living space. Additionally, a 288 square foot 1-bedroom efficiency apartment offers potential for additional rental income or guest accommodations. The property sits on an oversized lot and includes a two-car garage, a single-car carport, and a large circular driveway providing ample parking. Washer and dryer hookups are located in the garage. Behind the main residence at 48091 Galafora Road, a triplex building houses three separate units. Each unit contains 2 bedrooms and 1 bathroom, with two assigned parking spaces at the front door. The total property size is 5,286 square feet on a 1-acre lot. Landlord is responsible for lawn care, while tenants are responsible for utilities.
Key Highlights
- Income‑producing multi‑property package featuring a main residence and triplex.
- Convenient location near Southeastern Louisiana University, I‑55, Highway 1064, and Highway 51.
- Main residence features 4 bedrooms, 2 bathrooms, and a 1‑bedroom efficiency 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
$34,567
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
6.91%
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%
$691,340
$691.3K
Cap Rate 7%
$493,814
$493.8K
Cap Rate 9%
$384,078
$384.1K
Market Conditions
NOI Build-Up for 5,286 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
$69.1K $13.08/SF
− Vacancy
−$6.3K −$1.19/SF
EGI
$62.8K $11.89/SF
− OpEx
−$28.3K −$5.35/SF
NOI
$34.6K $6.54/SF
Area
Tangipahoa 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%
$691,340
Cap Rate 7%
$493,814
Cap Rate 9%
$384,078
Alternative Uses
Best Use
Apartment 5plus
$493.8K
$432.1K – $576.1K
NOI $34,567 @ 7.0% cap · market cap 6.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.46M
$1.28M – $1.70M
NOI $102,002 @ 7.0% cap · market cap 20.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Explore this area
Business Placement
Demographics for 70466, LA
8,856
Population
3,879
Households
2.3
Avg Household Size
36
Median Age
10%
College-Educated
65%
High-School Grad
34.3 sq mi
ZIP Area
258
Density / Sq Mi
$63,691
Median Household Income
$34,613
Median Earnings
$820
Median Rent
$174,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Multi-family property near Southeastern Louisiana University with strong income potential.
Where is this apartment building located?
The property is located at 48087 48091 GALAFORA Road Tickfaw, LA.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Income‑producing multi‑property package featuring a main residence and triplex.; Convenient location near Southeastern Louisiana University, I‑55, Highway 1064, and Highway 51.; Main residence features **4 bedrooms, 2 bathrooms, and a 1‑bedroom efficiency apartment.**
