New-Construction Four-Unit
For Sale
$685,000
105 S Grace St S, Lake Charles, LA 70615
Fully leased townhome residences offer private patios, two-story layouts, and low-maintenance interior finishes.
Property Size5,812 SF
Price / SF$117.86
Days on Market18
Property Features for 105 S Grace St S
General Information
Standard status
Active
Size
5,812 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
4 x 3BR/2.5BA
Multifamily Units
4
Additional Details
Average Monthly Rent
$1,250
Building Details
Year Built
2023
Buildings
2
Listing Agency:
Real Broker, LLC
(337) 526-5737
Listed By:
Danette McManus · License #995684394
Source:
Athomerealtyla
Added: Aug 16
Changed: Aug 30
Last Checked: Sep 1 at 9:35PM
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 Real Broker, LLC
Investment Insights
Based on property information with market context.
Completed in 2023, this 5,812-square-foot quadplex comprises two duplex buildings with four two-story townhome residences. Each residence contains approximately 1,328 square feet of living area, including three oversized bedrooms, two-and-a-half bathrooms, and a first-floor primary suite. Two additional bedrooms are positioned upstairs, creating a practical separation between living and sleeping areas.
Interior finishes include concrete flooring, recessed lighting, shaker cabinetry, and quartz countertops in the kitchens and bathrooms. Each unit also has an interior laundry room, a covered concrete rear patio, one zoned HVAC system with two thermostats, separate electric metering, and dedicated plumbing access. Refrigerators, ranges, and microwaves are included; dishwasher connections are installed. All four residences are leased on one-year terms. The seller pays water, while tenants pay electricity.
The property is located at 105 S Grace St S in Lake Charles, Louisiana. The seller reports that a Letter of Map Amendment is on file and that flood insurance is not currently required; buyers, lenders, and insurers should independently verify flood designation and insurance requirements.
Interior finishes include concrete flooring, recessed lighting, shaker cabinetry, and quartz countertops in the kitchens and bathrooms. Each unit also has an interior laundry room, a covered concrete rear patio, one zoned HVAC system with two thermostats, separate electric metering, and dedicated plumbing access. Refrigerators, ranges, and microwaves are included; dishwasher connections are installed. All four residences are leased on one-year terms. The seller pays water, while tenants pay electricity.
The property is located at 105 S Grace St S in Lake Charles, Louisiana. The seller reports that a Letter of Map Amendment is on file and that flood insurance is not currently required; buyers, lenders, and insurers should independently verify flood designation and insurance requirements.
Key Highlights
- Four townhome residences across two duplex buildings
- 2023 construction with 5,812 SF of total building area
- Each residence offers approximately 1,328 SF, three bedrooms, and two‑and‑a‑half bathrooms
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
$38,385
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
5.60%
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%
$767,700
$767.7K
Cap Rate 7%
$548,357
$548.4K
Cap Rate 9%
$426,500
$426.5K
Market Conditions
NOI Build-Up for 5,812 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
$59.3K $10.20/SF
− Vacancy
−$4.4K −$0.77/SF
EGI
$54.8K $9.44/SF
− OpEx
−$16.5K −$2.83/SF
NOI
$38.4K $6.60/SF
Area
Calcasieu County, LA
Vacancy
7.50%
Lease Rate
$10.20 /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%
$767,700
Cap Rate 7%
$548,357
Cap Rate 9%
$426,500
Alternative Uses
Best Use
Multifamily LT 5
$548.4K
$479.8K – $639.8K
NOI $38,385 @ 7.0% cap · market cap 5.60%
Second Best
Apartment 5plus
$485.2K
$424.5K – $566.1K
NOI $33,963 @ 7.0% cap · market cap 4.96%
Theoretical Best
Specialty Retail
$1.25M
$1.10M – $1.46M
NOI $87,694 @ 7.0% cap · market cap 12.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
146
Businesses Nearby
Explore this area
Business Placement
Demographics for 70615, LA
14,949
Population
5,498
Households
2.7
Avg Household Size
36
Median Age
15%
College-Educated
84%
High-School Grad
45.9 sq mi
ZIP Area
326
Density / Sq Mi
$43,333
Median Household Income
$30,086
Median Earnings
$1,095
Median Rent
$128,500
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?
Quadplex - Fully leased townhome residences offer private patios, two-story layouts, and low-maintenance interior finishes.
Where is this quadplex located?
The property is located at 105 S Grace St S Lake Charles, LA.
What is the asking price?
The asking price for this property is $685,000.
What are key features of this property?
This property features: Four townhome residences across two duplex buildings; 2023 construction with 5,812 SF of total building area; Each residence offers approximately 1,328 SF, three bedrooms, and two‑and‑a‑half bathrooms
