Renovated Duplex with Guest
For Sale
$359,000
107 Beta St, Belle Chasse, LA 70037
Two residences share one lot, with separate guest-house access and dedicated parking.
Property Size2,021 SF
Price / SF$177.63
Days on Market8
Property Features for 107 Beta St
General Information
Standard status
Active
Size
2,021 SF
Property subtype
Multi-Family
Additional Details
Road Access
Yes
Multifamily Units
2
Amenities
storage areas
Building Details
Year Built
1957
Listing Agency:
CBTEC BELLE CHASSE
(504) 355-0560
Listed By:
Bonnie Buras · License #000052386
Source:
Dominionplace
Added: Aug 23
Changed: Aug 29
Last Checked: Aug 25 at 4:25AM
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.
This duplex property at 107 Beta Street includes a renovated primary residence and a separate guest house on the same lot. The front home features an open living area with vaulted ceilings, strong natural light, and a remodeled kitchen equipped with stainless steel appliances, white cabinetry, updated countertops, wood beams, and shelving. Both bathrooms have refreshed tiled tub and shower surrounds. The primary bedroom includes a walk-in closet with built-in dresser storage.
The approximately 568-square-foot guest house provides one bedroom, private access from 2nd Street, and its own parking area. Additional site improvements include a double carport, rear yard, and two storage areas. Built in 1957, the property offers a two-residence configuration with separate guest accommodations and on-site parking.
The approximately 568-square-foot guest house provides one bedroom, private access from 2nd Street, and its own parking area. Additional site improvements include a double carport, rear yard, and two storage areas. Built in 1957, the property offers a two-residence configuration with separate guest accommodations and on-site parking.
Key Highlights
- Renovated front residence with updated kitchen and bathrooms
- Approximately 568 sq. ft. guest house with 1 bedroom
- Guest house has private access from 2nd Street and its own parking
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
$22,179
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
6.18%
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%
$443,580
$443.6K
Cap Rate 7%
$316,843
$316.8K
Cap Rate 9%
$246,433
$246.4K
Market Conditions
NOI Build-Up for 2,021 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
$34.7K $17.16/SF
− Vacancy
−$3.0K −$1.48/SF
EGI
$31.7K $15.68/SF
− OpEx
−$9.5K −$4.70/SF
NOI
$22.2K $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%
$443,580
Cap Rate 7%
$316,843
Cap Rate 9%
$246,433
Alternative Uses
Best Use
Multifamily LT 5
$316.8K
$277.2K – $369.7K
NOI $22,179 @ 7.0% cap · market cap 6.18%
Second Best
Apartment 5plus
$296.2K
$259.2K – $345.6K
NOI $20,733 @ 7.0% cap · market cap 5.78%
Theoretical Best
Office A
$533.2K
$466.6K – $622.1K
NOI $37,324 @ 7.0% cap · market cap 10.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
235
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 - Two residences share one lot, with separate guest-house access and dedicated parking.
Where is this duplex located?
The property is located at 107 Beta St Belle Chasse, LA.
What is the asking price?
The asking price for this property is $359,000.
What are key features of this property?
This property features: Renovated front residence with updated kitchen and bathrooms; Approximately 568 sq. ft. guest house with 1 bedroom; Guest house has private access from 2nd Street and its own parking
