Zoned C-2 Home with Adjacent
For Sale
$184,000
101 & 103 Q Street, Belle Chasse, LA 70037
COMMERCIAL - Belle Chasse, LA
Property Size1,509 SF
Price / SF$121.94
Days on Market137
Property Features for 101 & 103 Q Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-2
Parking features
Garage
Lot features
Oversized, Regular
Standard status
Active
APN
1225350
Size
1,509 SF
Taxes and HOA fees
Tax Description
LOTS 3, 4, 5, 6, 7, 8, 9, 10, & 11 SQ Q, HODGE HUNT HERO S/D. LESS PART OF LOTS 3, 4 & 5 TAKEN FOR TUNNEL. RES
Legal Description
LOTS 3, 4, 5, 6, 7, 8, 9, 10, & 11 SQ Q, HODGE HUNT HERO S/D. LESS PART OF LOTS 3, 4 & 5 TAKEN FOR TUNNEL. RES
Utilities
Water source
Public
Building Details
Year built
1954
Floors in Building
1
Listing Agency:
Epique Realty
(888) 893-3537
Listed By:
Lulu Latham · License #000073759
(504) 912-0966
Added: Apr 15
Changed: Aug 4
Last Checked: Aug 29 at 6:06AM
MLS# 2555653
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.
This offering includes a 2-bedroom, 2-bath mid-century modern home on an oversized lot, sold together with an additional adjacent lot. The property also features a 42-by-20 workshop and a 24-by-12 detached garage. The home and existing buildings are in need of significant repairs, making this a straightforward project for buyers planning renovations or a possible rebuild.
The site is zoned C-2 and located at 101 & 103 Q Street in Belle Chasse, Louisiana (Plaquemines Parish). Lot information is provided for both parcels, including the parcel identifiers listed in the remarks. Buyer is responsible for verifying zoning and intended usage with PPG.
Because the improvements require substantial work, the property is best suited for buyers who are comfortable underwriting renovation and construction scope. The presence of multiple structures and the combined lot configuration can support a range of plans, subject to confirmation of permitted uses under the C-2 zoning classification with the appropriate local authority.
The site is zoned C-2 and located at 101 & 103 Q Street in Belle Chasse, Louisiana (Plaquemines Parish). Lot information is provided for both parcels, including the parcel identifiers listed in the remarks. Buyer is responsible for verifying zoning and intended usage with PPG.
Because the improvements require substantial work, the property is best suited for buyers who are comfortable underwriting renovation and construction scope. The presence of multiple structures and the combined lot configuration can support a range of plans, subject to confirmation of permitted uses under the C-2 zoning classification with the appropriate local authority.
Key Highlights
- Zoned C‑2 (Commercial)
- Oversized lot including an additional adjacent lot
- 42 X 20 workshop
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
$15,481
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
8.41%
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%
$309,620
$309.6K
Cap Rate 7%
$221,157
$221.2K
Cap Rate 9%
$172,011
$172.0K
Market Conditions
NOI Build-Up for 1,509 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
$31.0K $20.52/SF
− Vacancy
−$2.8K −$1.87/SF
EGI
$28.1K $18.65/SF
− OpEx
−$12.7K −$8.39/SF
NOI
$15.5K $10.26/SF
Area
Plaquemines County, LA
Vacancy
9.10%
Lease Rate
$20.52 /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%
$309,620
Cap Rate 7%
$221,157
Cap Rate 9%
$172,011
Alternative Uses
Best Use
Apartment 5plus
$221.2K
$193.5K – $258.0K
NOI $15,481 @ 7.0% cap · market cap 8.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$398.1K
$348.4K – $464.5K
NOI $27,868 @ 7.0% cap · market cap 15.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
251
Businesses Nearby
Explore this area
Business Placement
Demographics for 70037, LA
16,262
Population
6,682
Households
2.4
Avg Household Size
35
Median Age
25%
College-Educated
91%
High-School Grad
49.9 sq mi
ZIP Area
326
Density / Sq Mi
$92,193
Median Household Income
$45,608
Median Earnings
$1,650
Median Rent
$350,000
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?
Commercial land - Two lots with a mid-century home plus 42-by-20 workshop and 24-by-12 detached garage, repair needed.
Where is this commercial land located?
The property is located at 101 & 103 Q Street Belle Chasse, LA.
What is the asking price?
The asking price for this property is $184,000.
What are key features of this property?
This property features: Zoned C‑2 (Commercial); Oversized lot including an additional adjacent lot; 42 X 20 workshop
