Under-Construction 7-Unit Apartment
For Sale
$595,000
1060 Swan Avenue, Baton Rouge, LA 70807
Seven-unit apartment complex currently under construction, planned with three 1-bedroom and four 2-bedroom units.
Property Size5,600 SF
Price / SF$106.25
Days on Market371
Property Features for 1060 Swan Avenue
General Information
Standard status
Active
Size
5,600 SF
Property subtype
MULTI FAMILY FOR SALE / Townhouse
Additional Details
Multifamily Units
7
Amenities
Electric Cooktop
7
Slab: Traditional
1
Concrete, Other
Listing Agency:
LPT Realty, LLC
Listed By:
Tracy Renee Uhiara · License #995709528
(877) 366-2213
Source:
Compass
Added: Aug 31, 2025
Changed: Aug 8
Last Checked: Jul 20 at 10:32PM
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 LPT Realty, LLC
Investment Insights
Based on property information with market context.
This investor-focused apartment complex is currently under construction and planned as a seven-unit property. The completed layout will include three 1-bedroom units and four 2-bedroom units. The sale also includes Lot 5 (Parcel #1201840), Lot 6 (Parcel #1201859), and Lot 7 (Parcel #1201867), offering additional flexibility for future growth.
The property is located within a short walk of Southern University, which may support demand from students and long-term renters once construction is complete. Please do not enter the property without an appointment, as it remains an active construction site.
The property is located within a short walk of Southern University, which may support demand from students and long-term renters once construction is complete. Please do not enter the property without an appointment, as it remains an active construction site.
Key Highlights
- 7‑unit apartment complex currently under construction
- Planned unit mix: three 1‑bedroom units and four 2‑bedroom units
- Electric cooktop included; 7 AC units and 7 heat units referenced in interior features
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
$51,274
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
8.62%
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%
$1,025,480
$1.0M
Cap Rate 7%
$732,486
$732.5K
Cap Rate 9%
$569,711
$569.7K
Market Conditions
NOI Build-Up for 5,600 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
$98.1K $17.52/SF
− Vacancy
−$4.9K −$0.87/SF
EGI
$93.2K $16.65/SF
− OpEx
−$42.0K −$7.49/SF
NOI
$51.3K $9.16/SF
Area
Baton Rouge, 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%
$1,025,480
Cap Rate 7%
$732,486
Cap Rate 9%
$569,711
Alternative Uses
Best Use
Apartment 5plus
$732.5K
$640.9K – $854.6K
NOI $51,274 @ 7.0% cap · market cap 8.62%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.34M
$1.17M – $1.56M
NOI $93,880 @ 7.0% cap · market cap 15.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Residential units
Location Intelligence
Trade Area within ½ mile
313
Businesses Nearby
Explore this area
Business Placement
Demographics for 70807, LA
16,091
Population
6,645
Households
2.4
Avg Household Size
33
Median Age
14%
College-Educated
78%
High-School Grad
25.3 sq mi
ZIP Area
636
Density / Sq Mi
$27,064
Median Household Income
$24,248
Median Earnings
$917
Median Rent
$113,800
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 - Seven-unit apartment complex currently under construction, planned with three 1-bedroom and four 2-bedroom units.
Where is this apartment building located?
The property is located at 1060 Swan Avenue Baton Rouge, LA.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: 7‑unit apartment complex currently under construction; Planned unit mix: three 1‑bedroom units and four 2‑bedroom units; Electric cooktop included; 7 AC units and 7 heat units referenced in interior features
