Renovated Two-Story
For Sale
$280,000
638 Eddie Robinson Sr Drive, Baton Rouge, LA 70802
Residential Income, Baton Rouge, LA
Property Size2,114 SF
Lot Size0.08 Acres
Price / SF$132.45
Days on Market74
Property Features for 638 Eddie Robinson Sr Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking
2
Parking features
Carport, Covered, On Street
Fencing
Chain Link
Appliances
Electric Cooktop, Range/Oven
Subdivision
Favrot
Elementary school district
East Baton Rouge
Middle school district
East Baton Rouge
High school district
East Baton Rouge
Directions
if you're approaching from downtown: From Government St., turn onto Eddie Robinson Sr. Dr. heading south. Continue to 628 Eddie Robinson Sr. Dr.; the property is located on the right.
Standard status
Active
Size
2,114 SF
Lot size
0.08 Acres
Taxes and HOA fees
Tax Description
WARD: 1-1, SUBDIVISION: FAVROT, LOT: 24 PT, BLOCK: 240. NORTH 1/2 OF LOT 24 SQ. 240 FAVROT WITH SERV.
Legal Description
WARD: 1-1, SUBDIVISION: FAVROT, LOT: 24 PT, BLOCK: 240. NORTH 1/2 OF LOT 24 SQ. 240 FAVROT WITH SERV.
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
in-unit laundry
bonus/office rooms
oversized windows
Building Details
Floors in Building
2
Flooring type
Tile - Ceramic
Building materials
Wood Siding, Frame
Roof type
Shingle
Listing Agency:
eXp Realty
(225) 412-9982
Listed By:
Priya Jacob
(225) 202-5973
Added: Jun 17
Changed: Aug 21
Last Checked: Aug 29 at 3:06AM
MLS# 2026012422
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 two-story duplex contains 2,114 square feet on a 0.0826-acre lot. Both residences are currently occupied and feature open layouts, oversized windows, wood-look plank flooring, stainless steel kitchen appliances, ample cabinetry, updated bathrooms, in-unit laundry, and flexible bonus or office rooms. Each unit also includes a clawfoot soaking tub. The property was completely renovated 6 years ago, and the roof, HVAC systems, and hot water heaters are also 6 years old. Central heating and air conditioning serve the building.
Located at 638 Eddie Robinson Sr Drive in Baton Rouge’s Downtown East area, the property sits within a National Historic District recognized in 2018. The site includes a covered carport, additional off-street parking, chain-link fencing, public water, and public sewer. Its setting provides access to downtown Baton Rouge, LSU, the Mississippi River levee, I-10, and I-110.
Located at 638 Eddie Robinson Sr Drive in Baton Rouge’s Downtown East area, the property sits within a National Historic District recognized in 2018. The site includes a covered carport, additional off-street parking, chain-link fencing, public water, and public sewer. Its setting provides access to downtown Baton Rouge, LSU, the Mississippi River levee, I-10, and I-110.
Key Highlights
- 2,114‑square‑foot duplex on a 0.0826‑acre lot
- Both units are currently occupied with rental contracts in place
- Completely renovated 6 years ago
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
$21,824
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
7.79%
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%
$436,480
$436.5K
Cap Rate 7%
$311,771
$311.8K
Cap Rate 9%
$242,489
$242.5K
Market Conditions
NOI Build-Up for 2,114 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
$32.7K $15.48/SF
− Vacancy
−$1.5K −$0.73/SF
EGI
$31.2K $14.75/SF
− OpEx
−$9.4K −$4.42/SF
NOI
$21.8K $10.32/SF
Area
Baton Rouge, LA
Vacancy
4.73%
Lease Rate
$15.48 /SF/Yr
Expense Ratio
30.00%
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%
$436,480
Cap Rate 7%
$311,771
Cap Rate 9%
$242,489
Alternative Uses
Best Use
Multifamily LT 5
$311.8K
$272.8K – $363.7K
NOI $21,824 @ 7.0% cap · market cap 7.79%
Second Best
Apartment 5plus
$276.5K
$242.0K – $322.6K
NOI $19,356 @ 7.0% cap · market cap 6.91%
Theoretical Best
Specialty Retail
$506.3K
$443.0K – $590.7K
NOI $35,440 @ 7.0% cap · market cap 12.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,241
Businesses Nearby
Explore this area
Business Placement
Demographics for 70802, LA
26,519
Population
13,887
Households
1.9
Avg Household Size
29
Median Age
24%
College-Educated
82%
High-School Grad
7.1 sq mi
ZIP Area
3,735
Density / Sq Mi
$34,082
Median Household Income
$23,215
Median Earnings
$935
Median Rent
$105,100
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 occupied units offer updated interiors, private laundry, and covered parking in Baton Rouge’s Downtown East district.
Where is this duplex located?
The property is located at 638 Eddie Robinson Sr Drive Baton Rouge, LA.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: 2,114‑square‑foot duplex on a 0.0826‑acre lot; Both units are currently occupied with rental contracts in place; Completely renovated 6 years ago
