Four-Property Tenant-Occupied
For Sale
$645,000
7805 Cameron Street, Duson, LA 70529
MULTI_FAMILY - Duson, LA
Property Size6,088 SF
Lot Size0.61 Acres
Price / SF$105.95
Days on Market161
Property Features for 7805 Cameron Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
12
Full bathrooms
8
Rooms
Bedroom 1, Bedroom 8, Bathroom 8, Bedroom 10, Bathroom 3, Bedroom 11, Bathroom 6, Bedroom 3, Bedroom 7, Bedroom 6, Bathroom 7, Bedroom 12, Bedroom 2, Bedroom 4, Bathroom 4, Bathroom 5, Bathroom 1, Bedroom 5, Bedroom 9, Bathroom 2
Parking
2
Parking features
Garage, Covered
Patio and Porch features
Porch
Interior features
Walk-In Closet(s), Electric Dryer Connection, Electric Washer Connection, Walk-In Closet(s)
Exterior features
Lighting, Outside Light, Porch
Appliances
Dishwasher, Disposal, Microwave, Refrigerator, Electric Range, Electric Cooktop
Lot features
Commons, Level
Elementary school
Truman
Middle school
Scott
High school
Acadiana
Elementary school district
Lafayette Parish
Middle school district
Lafayette Parish
High school district
Lafayette Parish
Directions
From Johnston Street towards Abbeville, turn right onto Ridge Road,, left on S Fieldspan, right onto Cameron Street.
Subdivision
F
Standard status
Active
APN
6024966
Size
6,088 SF
Lot size
0.61 Acres
Taxes and HOA fees
Tax Description
LOT 1 SEC 27 T9S R3E (0.30 AC)(13200 SQ FT)(80X165)(2018-9801 PLAT) LOT 2 SEC 27 T9S R3E (0.30 AC)(13200 SQ FT)(80X165)(2018-9801 PLAT)
Legal Description
LOT 1 SEC 27 T9S R3E (0.30 AC)(13200 SQ FT)(80X165)(2018-9801 PLAT) LOT 2 SEC 27 T9S R3E (0.30 AC)(13200 SQ FT)(80X165)(2018-9801 PLAT)
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Ceiling Fan(s), Central Air
Building Details
Floors in Building
1
Number of units
4
Flooring type
Vinyl
Building materials
Vinyl Siding
Roof type
Composition
Listing Agency:
Old South Realty
(337) 232-2516
Listed By:
Vernie McNamee · License #0995693291
(337) 552-8530
Added: Mar 16
Changed: Jul 25
Last Checked: Aug 23 at 2:06PM
MLS# 2600002191
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 is a package of four tenant-occupied residential properties located on two adjacent lots. Each home is described as having three bedrooms and two bathrooms, creating a consistent, repeatable unit mix across the portfolio. The properties are being presented as part of a single for-sale package, with viewing access coordinated around current tenant occupancy.
The homes are located at 7805 Cameron Street in Duson, Louisiana. Because the properties are tenant-occupied, a 48-hour notice is required for all showings. Prospective buyers should plan accordingly when scheduling tours to ensure access for existing residents.
For investors or owner-operators looking for an immediately occupied portfolio structure, the appeal here is the straightforward configuration of four similar 3-bedroom, 2-bath units within a two-lot footprint. This layout can be easier to underwrite and manage than a mixed portfolio, while the tenant-occupied status supports continuity from the outset. The consistent unit design may also help simplify leasing expectations across the package, subject to final due diligence on each property.
The homes are located at 7805 Cameron Street in Duson, Louisiana. Because the properties are tenant-occupied, a 48-hour notice is required for all showings. Prospective buyers should plan accordingly when scheduling tours to ensure access for existing residents.
For investors or owner-operators looking for an immediately occupied portfolio structure, the appeal here is the straightforward configuration of four similar 3-bedroom, 2-bath units within a two-lot footprint. This layout can be easier to underwrite and manage than a mixed portfolio, while the tenant-occupied status supports continuity from the outset. The consistent unit design may also help simplify leasing expectations across the package, subject to final due diligence on each property.
Key Highlights
- Package of four tenant‑occupied properties on two adjacent lots
- Each home features 3 bedrooms and 2 bathrooms
- Possibility rental income of $6,000 per month
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
$39,962
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
6.20%
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%
$799,240
$799.2K
Cap Rate 7%
$570,886
$570.9K
Cap Rate 9%
$444,022
$444.0K
Market Conditions
NOI Build-Up for 6,088 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
$81.8K $13.44/SF
− Vacancy
−$9.2K −$1.51/SF
EGI
$72.7K $11.93/SF
− OpEx
−$32.7K −$5.37/SF
NOI
$40.0K $6.56/SF
Area
Lafayette County, LA
Vacancy
11.20%
Lease Rate
$13.44 /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%
$799,240
Cap Rate 7%
$570,886
Cap Rate 9%
$444,022
Alternative Uses
Best Use
Apartment 5plus
$570.9K
$499.5K – $666.0K
NOI $39,962 @ 7.0% cap · market cap 6.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.44M
$1.26M – $1.68M
NOI $100,759 @ 7.0% cap · market cap 15.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 70529, LA
11,842
Population
6,357
Households
1.9
Avg Household Size
35
Median Age
19%
College-Educated
81%
High-School Grad
36.4 sq mi
ZIP Area
325
Density / Sq Mi
$52,784
Median Household Income
$39,875
Median Earnings
$795
Median Rent
$189,600
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Single family property - Package of four 3-bedroom, 2-bath homes on adjacent lots with tenant occupancy and scheduled viewing notice.
Where is this single family property located?
The property is located at 7805 Cameron Street Duson, LA.
What is the asking price?
The asking price for this property is $645,000.
What are key features of this property?
This property features: Package of four tenant‑occupied properties on two adjacent lots; Each home features 3 bedrooms and 2 bathrooms; Possibility rental income of $6,000 per month
