Brick Duplex with Private
New
For Sale
$227,000
1115/1117 Willow Creek, Zachary, LA 70791
Two residential units offer private laundry, dedicated parking, and flexible living arrangements.
Property Size1,992 SF
Price / SF$113.96
Days on Market2
Property Features for 1115/1117 Willow Creek
General Information
Standard status
Active
Size
1,992 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
2
Listing Agency:
Keller Williams Realty Premier Partners
Listed By:
Borne2Sell Realty
(225) 937-0900
Source:
Borne2sell
Added: Sep 12
Changed: Sep 13
Last Checked: Sep 13 at 8:24AM
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 Keller Williams Realty Premier Partners
Investment Insights
Based on property information with market context.
This brick duplex contains 1,992 square feet across two residential units. Each 996-square-foot unit includes two bedrooms, a Jack and Jill bathroom, a living room, dining area, functional kitchen, and private indoor laundry. Separate entrances and dedicated parking serve both units.
Located at 1115/1117 Willow Creek in Zachary, Louisiana, the property has maintained 100% occupancy, with both tenants renting their respective units for over 10 years. The address is within the Zachary Community School District. Interior photographs represent the 1115 unit.
Located at 1115/1117 Willow Creek in Zachary, Louisiana, the property has maintained 100% occupancy, with both tenants renting their respective units for over 10 years. The address is within the Zachary Community School District. Interior photographs represent the 1115 unit.
Key Highlights
- Two‑unit brick duplex totaling 1,992 square feet
- Each unit measures 996 square feet with 2 bedrooms and a Jack and Jill bathroom
- Both units include private indoor laundry and dedicated 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
$20,026
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
8.82%
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%
$400,520
$400.5K
Cap Rate 7%
$286,086
$286.1K
Cap Rate 9%
$222,511
$222.5K
Market Conditions
NOI Build-Up for 1,992 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
$30.6K $15.36/SF
− Vacancy
−$2.0K −$1.00/SF
EGI
$28.6K $14.36/SF
− OpEx
−$8.6K −$4.31/SF
NOI
$20.0K $10.05/SF
Area
East Baton Rouge County, LA
Vacancy
6.50%
Lease Rate
$15.36 /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%
$400,520
Cap Rate 7%
$286,086
Cap Rate 9%
$222,511
Alternative Uses
Best Use
Multifamily LT 5
$286.1K
$250.3K – $333.8K
NOI $20,026 @ 7.0% cap · market cap 8.82%
Second Best
Apartment 5plus
$265.4K
$232.2K – $309.6K
NOI $18,577 @ 7.0% cap · market cap 8.18%
Theoretical Best
Office A
$411.0K
$359.6K – $479.5K
NOI $28,767 @ 7.0% cap · market cap 12.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
51
Businesses Nearby
Explore this area
Business Placement
Demographics for 70791, LA
29,432
Population
12,112
Households
2.4
Avg Household Size
37
Median Age
39%
College-Educated
95%
High-School Grad
119.1 sq mi
ZIP Area
247
Density / Sq Mi
$80,243
Median Household Income
$57,376
Median Earnings
$1,389
Median Rent
$269,800
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?
Duplex - Two residential units offer private laundry, dedicated parking, and flexible living arrangements.
Where is this duplex located?
The property is located at 1115/1117 Willow Creek Zachary, LA.
What is the asking price?
The asking price for this property is $227,000.
What are key features of this property?
This property features: Two‑unit brick duplex totaling 1,992 square feet; Each unit measures 996 square feet with 2 bedrooms and a Jack and Jill bathroom; Both units include private indoor laundry and dedicated parking
