Remodeled Two-Home
For Sale
$122,000
105 Seneca St, Port Barre, LA 70577
Two tenant-occupied homes were remodeled in 2024, providing an established residential income property in Port Barre.
Property Size1,501 SF
Price / SF$81.28
Days on Market352
Property Features for 105 Seneca St
General Information
Standard status
Active
Size
1,501 SF
Property subtype
Residential Income
Occupancy
100%
Additional Details
Multifamily Units
2
Building Details
Buildings
2
Listing Agency:
Real Broker, LLC
(337) 224-7749
Listed By:
Chris Lejeune · License #0995691823
(337) 224-7749
Source:
Exprealty
Added: Sep 15, 2025
Changed: Aug 31
Last Checked: Aug 30 at 11:51PM
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.
This duplex includes two separate homes with a combined property size of 1,501 square feet. Both residences were remodeled in 2024 and are currently occupied by tenants, providing an existing rental arrangement for the new owner.
The property is located at 105 Seneca St in Port Barre, Louisiana. Its two-home configuration and updated condition offer a straightforward residential income asset with occupancy already in place.
The property is located at 105 Seneca St in Port Barre, Louisiana. Its two-home configuration and updated condition offer a straightforward residential income asset with occupancy already in place.
Key Highlights
- Two homes included in one duplex property
- Both residences remodeled in 2024
- Each home is currently tenant‑occupied
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
$8,624
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
7.07%
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%
$172,480
$172.5K
Cap Rate 7%
$123,200
$123.2K
Cap Rate 9%
$95,822
$95.8K
Market Conditions
NOI Build-Up for 1,501 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
$13.0K $8.64/SF
− Vacancy
−$648 −$0.43/SF
EGI
$12.3K $8.21/SF
− OpEx
−$3.7K −$2.46/SF
NOI
$8.6K $5.75/SF
Area
St. Landry County, LA
Vacancy
5.00%
Lease Rate
$8.64 /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%
$172,480
Cap Rate 7%
$123,200
Cap Rate 9%
$95,822
Alternative Uses
Best Use
Multifamily LT 5
$123.2K
$107.8K – $143.7K
NOI $8,624 @ 7.0% cap · market cap 7.07%
Second Best
Apartment 5plus
$113.7K
$99.5K – $132.6K
NOI $7,957 @ 7.0% cap · market cap 6.52%
Theoretical Best
Office A
$226.4K
$198.1K – $264.2K
NOI $15,851 @ 7.0% cap · market cap 12.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 70577, LA
4,424
Population
2,042
Households
2.2
Avg Household Size
40
Median Age
8%
College-Educated
88%
High-School Grad
76.1 sq mi
ZIP Area
58
Density / Sq Mi
$46,250
Median Household Income
$31,693
Median Earnings
$693
Median Rent
$98,100
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 - Two tenant-occupied homes were remodeled in 2024, providing an established residential income property in Port Barre.
Where is this duplex located?
The property is located at 105 Seneca St Port Barre, LA.
What is the asking price?
The asking price for this property is $122,000.
What are key features of this property?
This property features: Two homes included in one duplex property; Both residences remodeled in 2024; Each home is currently tenant‑occupied
