12-Unit Apartment
For Sale
$2,000,000
10212 and 10222 Oak Dr, Clinton, LA 70722
Three fourplexes offer a mix of two- and three-bedroom units with in-unit laundry and central HVAC.
Property Size13,860 SF
Price / SF$144.30
Days on Market327
Property Features for 10212 and 10222 Oak Dr
General Information
Standard status
Active
Size
13,860 SF
Total Parking Spaces
25
Property subtype
Investment
Units
Unit Mix
6 x 2BR/2BA, 6 x 3BR/2BA
Multifamily Units
12
Amenities
central air and heat
granite counter tops
side by side refrigerator freezer
electric stove and oven with microwave vent
wood VCT and ceramic tile
full size washer and dryer
Power
25 Parking Spaces
Building Details
Buildings
3
Listing Agency:
Beau Box Commercial Real Estate
(225) 237-3343
Listed By:
Marshall Rice · License ##SALE.14571
(225) 237-3343
Source:
Lacdb.resimplifi
Added: Oct 10, 2025
Changed: Aug 30
Last Checked: Aug 31 at 1:20PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Beau Box Commercial Real Estate
Investment Insights
Based on property information with market context.
The property comprises three fourplex buildings containing 12 total units. Each building includes two two-bedroom, two-bath units and two three-bedroom, two-bath units, providing a consistent mix across the property. All residences feature central air and heat, full-size washers and dryers, and kitchens equipped with granite countertops, side-by-side refrigerator-freezers, electric ranges, and microwave vents.
Interior finishes include wood VCT flooring, with ceramic tile used in the kitchens, bathrooms, and utility rooms. The buildings are located at 10212 and 10222 Oak Dr in Clinton, Louisiana, within East Feliciana Parish. Clinton is described as the parish seat, with local shops, cafes, and schools in the surrounding community, as well as access toward Baton Rouge and St. Francisville.
Interior finishes include wood VCT flooring, with ceramic tile used in the kitchens, bathrooms, and utility rooms. The buildings are located at 10212 and 10222 Oak Dr in Clinton, Louisiana, within East Feliciana Parish. Clinton is described as the parish seat, with local shops, cafes, and schools in the surrounding community, as well as access toward Baton Rouge and St. Francisville.
Key Highlights
- 12 total units across three fourplex buildings
- Each fourplex includes two 2‑bedroom/2‑bath units and two 3‑bedroom/2‑bath units
- Central air and heat in every unit
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
$126,904
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
6.35%
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%
$2,538,080
$2.5M
Cap Rate 7%
$1,812,914
$1.8M
Cap Rate 9%
$1,410,044
$1.4M
Market Conditions
NOI Build-Up for 13,860 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
$242.8K $17.52/SF
− Vacancy
−$12.1K −$0.87/SF
EGI
$230.7K $16.65/SF
− OpEx
−$103.8K −$7.49/SF
NOI
$126.9K $9.16/SF
Area
East Feliciana County, LA
Vacancy
4.98%
Lease Rate
$17.52 /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%
$2,538,080
Cap Rate 7%
$1,812,914
Cap Rate 9%
$1,410,044
Alternative Uses
Best Use
Apartment 5plus
$1.81M
$1.59M – $2.12M
NOI $126,904 @ 7.0% cap · market cap 6.35%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.32M
$2.90M – $3.87M
NOI $232,354 @ 7.0% cap · market cap 11.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Residential units
Location Intelligence
Trade Area within ½ mile
152
Businesses Nearby
Explore this area
Business Placement
Demographics for 70722, LA
5,569
Population
2,848
Households
2
Avg Household Size
47
Median Age
26%
College-Educated
90%
High-School Grad
168.8 sq mi
ZIP Area
33
Density / Sq Mi
$73,310
Median Household Income
$49,250
Median Earnings
$907
Median Rent
$229,700
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 - Three fourplexes offer a mix of two- and three-bedroom units with in-unit laundry and central HVAC.
Where is this apartment building located?
The property is located at 10212 and 10222 Oak Dr Clinton, LA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 12 total units across three fourplex buildings; Each fourplex includes two 2‑bedroom/2‑bath units and two 3‑bedroom/2‑bath units; Central air and heat in every unit
