Townhome-Style Fourplex
For Sale
$590,000
5758/5766 Hwy. 182, Opelousas, LA 70570
MULTI_FAMILY - Opelousas, LA
Property Size6,400 SF
Price / SF$92.19
Days on Market154
Property Features for 5758/5766 Hwy. 182
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
6
Full bathrooms
3
Rooms
Bedroom 2, Bathroom 2, Bedroom 5, Bedroom 1, Bathroom 1, Bedroom 4, Bedroom 6, Bathroom 3, Bedroom 3
Parking
16
Parking features
Parking Lot
Patio and Porch features
Patio
Interior features
Electric Dryer Connection, Electric Stove Connection, Electric Washer Connection
Exterior features
Patio
Appliances
Refrigerator, Electric Range
Subdivision
Royal Gardens
Elementary school
Park Vista
Middle school
Opelousas
High school
Opelousas
Elementary school district
St Landry Parish
Middle school district
St Landry Parish
High school district
St Landry Parish
Directions
I-49 N to Harry Guilbeau Exit Turn left go to ''T'' turn right Property will be on the right.
Standard status
Active
APN
0105286125
Size
6,400 SF
Taxes and HOA fees
Tax Description
See Realtor Remarks
Legal Description
See Realtor Remarks
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
2
Number of units
8
Flooring type
Carpet, Vinyl
Building materials
Brick
Roof type
Composition
Listing Agency:
Gauthier Real Estate, Inc.
(337) 856-0056
Listed By:
Eloise Gauthier · License #39897
(337) 344-7833
Added: Mar 24
Changed: Jul 25
Last Checked: Aug 24 at 6:06AM
MLS# 2600002422
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 offering includes two fourplexes with townhome-style unit layouts. Each unit is designed with 2 bedrooms and 1.5 baths, with a downstairs living area that includes a half bath and an upstairs configuration with two bedrooms and a full bath. Units also include washer/dryer connections and a private patio.
The property is located at 5758/5766 Hwy. 182 in Opelousas, Louisiana, within St. Landry Parish.
Per the seller’s remarks, tenants are responsible for all utilities. The seller notes that electricity is paid only for sewer operations.
The property is located at 5758/5766 Hwy. 182 in Opelousas, Louisiana, within St. Landry Parish.
Per the seller’s remarks, tenants are responsible for all utilities. The seller notes that electricity is paid only for sewer operations.
Key Highlights
- Two fourplexes with townhome‑style units, each offering 2 bedrooms and 1.5 baths
- Unit layout: downstairs living area with a half bath; upstairs with two bedrooms and a full bath
- Each unit includes washer/dryer connections and a private patio
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
$33,929
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
5.75%
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%
$678,580
$678.6K
Cap Rate 7%
$484,700
$484.7K
Cap Rate 9%
$376,989
$377.0K
Market Conditions
NOI Build-Up for 6,400 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
$65.3K $10.20/SF
− Vacancy
−$3.6K −$0.56/SF
EGI
$61.7K $9.64/SF
− OpEx
−$27.8K −$4.34/SF
NOI
$33.9K $5.30/SF
Area
St. Landry County, LA
Vacancy
5.50%
Lease Rate
$10.20 /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%
$678,580
Cap Rate 7%
$484,700
Cap Rate 9%
$376,989
Alternative Uses
Best Use
Apartment 5plus
$484.7K
$424.1K – $565.5K
NOI $33,929 @ 7.0% cap · market cap 5.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$965.5K
$844.8K – $1.13M
NOI $67,584 @ 7.0% cap · market cap 11.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
34
Businesses Nearby
Explore this area
Business Placement
Demographics for 70570, LA
38,746
Population
17,099
Households
2.3
Avg Household Size
39
Median Age
15%
College-Educated
82%
High-School Grad
171.8 sq mi
ZIP Area
226
Density / Sq Mi
$45,276
Median Household Income
$33,090
Median Earnings
$764
Median Rent
$151,300
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?
Apartment building - Two fourplexes feature townhome-style 2-bedroom, 1.5-bath units with washer/dryer connections and private patios.
Where is this apartment building located?
The property is located at 5758/5766 Hwy. 182 Opelousas, LA.
What is the asking price?
The asking price for this property is $590,000.
What are key features of this property?
This property features: Two fourplexes with townhome‑style units, each offering 2 bedrooms and 1.5 baths; Unit layout: downstairs living area with a half bath; upstairs with two bedrooms and a full bath; Each unit includes washer/dryer connections and a private patio
