Two-Unit Duplex with Interior
New
For Sale
$279,900
103 Live Oak Dr, Belle Chasse, LA 70037
Both residences offer two bedrooms, one bathroom, and an adjoining room suited to living, dining, or office use.
Property Size1,866 SF
Price / SF$150
Days on Market6
Property Features for 103 Live Oak Dr
General Information
Standard status
Active
Size
1,866 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
a few updates
Additional Details
Multifamily Units
2
Amenities
interior laundry rooms
Building Details
Year Built
1958
Listing Agency:
CBTEC BELLE CHASSE
(504) 355-0560
Listed By:
Bonnie Buras · License #000052386
Source:
Dominionplace
Added: Aug 25
Changed: Aug 29
Last Checked: Aug 29 at 8:24PM
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 CBTEC BELLE CHASSE
Investment Insights
Based on property information with market context.
Built in 1958, this 1,866-square-foot duplex contains two residences, each with two bedrooms and one full bathroom. The kitchens feature tile flooring and connect to an additional room that can serve as living space, a dining area, or a home office. Interior laundry rooms are included in both units.
The property is located at 103 Live Oak Dr in Belle Chasse, Louisiana, and sits within an X flood zone. Its configuration supports either rental use or an owner-occupant arrangement, with updates identified as part of the property's current condition.
The property is located at 103 Live Oak Dr in Belle Chasse, Louisiana, and sits within an X flood zone. Its configuration supports either rental use or an owner-occupant arrangement, with updates identified as part of the property's current condition.
Key Highlights
- Two‑unit duplex with 1,866 square feet
- Each unit includes 2 bedrooms and 1 full bathroom
- Tile flooring in both kitchens
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
$20,478
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
7.32%
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%
$409,560
$409.6K
Cap Rate 7%
$292,543
$292.5K
Cap Rate 9%
$227,533
$227.5K
Market Conditions
NOI Build-Up for 1,866 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
$32.0K $17.16/SF
− Vacancy
−$2.8K −$1.48/SF
EGI
$29.3K $15.68/SF
− OpEx
−$8.8K −$4.70/SF
NOI
$20.5K $10.97/SF
Area
Plaquemines County, LA
Vacancy
8.64%
Lease Rate
$17.16 /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%
$409,560
Cap Rate 7%
$292,543
Cap Rate 9%
$227,533
Alternative Uses
Best Use
Multifamily LT 5
$292.5K
$256.0K – $341.3K
NOI $20,478 @ 7.0% cap · market cap 7.32%
Second Best
Apartment 5plus
$273.5K
$239.3K – $319.1K
NOI $19,143 @ 7.0% cap · market cap 6.84%
Theoretical Best
Office A
$492.3K
$430.8K – $574.4K
NOI $34,461 @ 7.0% cap · market cap 12.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
301
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
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 - Both residences offer two bedrooms, one bathroom, and an adjoining room suited to living, dining, or office use.
Where is this duplex located?
The property is located at 103 Live Oak Dr Belle Chasse, LA.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,866 square feet; Each unit includes 2 bedrooms and 1 full bathroom; Tile flooring in both kitchens
